2360600

to construct 14no. semi-detached, two-storey dwelling houses comprising 10no. three bedroom and 4no. two bedroom, including the removal of the rising walls for 5 dwellings which had commenced on foot of planning file 05/623, including all associated site development works and underground services

Refused

Core Refusal Reason

The proposed 14-unit development is considered excessive in scale for a 'Settlement Node', representing an unsustainable 66% increase in the village's housing stock without adequate supporting services or public wastewater infrastructure.

Decision Maker's Conclusion

  • The quantum of 14 units is disproportionate to the existing 21 dwellings in the settlement, constituting an unsustainable 66% increase that is out of character with the village's scale and limited service offering.
  • The proposal to connect to a communal private wastewater system contravenes current policy (Policy 5-15), which requires individual EPA-compliant treatment plants for multi-unit schemes in unserviced rural settlements.
  • The application fails to meet minimum development standards, specifically regarding the 15% public open space requirement, and lacks necessary technical details for public lighting, road completion, and surface water management.

Cited Policies (CDP)

Policy 4.1 (c)Policy 5-2Policy 5-5Policy 5-6Policy 5-7Policy 15-2Policy 15-4Policy 15-5Policy 15-6Policy 15-7Objective GO1Objective SO1Objective SO2Objective SO3Objective SO4Volume 3 Appendix 6

Decision Document Summary

Goatenbridge Developments Ltd. sought permission for 14 semi-detached houses on a 0.64-hectare site within an unfinished residential estate in Goatenbridge, Co. Tipperary. Although the site is within the settlement boundary, the Planning Authority found the proposal to be an over-development of a low-order 'Settlement Node' that lacks retail services and public sewerage. The planner recommended a request for Further Information (effectively halting the grant) due to the excessive scale of the pr...
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