Core Refusal Reason
The proposal fails to demonstrate compliance with rural housing policy (SSP-27) and raises significant siting concerns due to its prominent position on the skyline and the requirement for excessive site excavation.
Decision Maker's Conclusion
- The siting of the dwelling on the highest part of the site would break the horizon/skyline and requires excessive cut (c.2m), failing to be 'site responsive' as per design guidelines.
- The applicant has not provided adequate documentation (e.g., OSI maps, school attendance records) to prove a functional economic or social need to reside in this Rural Area Under Strong Urban Influence.
- Technical deficiencies exist regarding the site layout, specifically the failure to demonstrate safe sight distances for the L6025 local secondary road and detailed boundary treatment plans.
Cited Policies (CDP)
SSP-27DMS-45DMS-46DMS-47DMS-48DMS-50DMS-57DMS-97
Decision Document Summary
This application seeks permission for a two-storey dwelling, domestic garage, and associated services at Luganiska, Ballyboy, Co. Offaly, within a Rural Area Under Strong Urban Influence. The Planning Authority identified significant issues regarding the visual impact of the dwelling on the skyline and the extent of excavation required. Furthermore, the applicant failed to substantiate their local housing need under Policy SSP-27 or provide necessary technical details for road safety and sightli...SOURCE PDFOpen Original
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