Core Refusal Reason
The development was refused due to its potential adverse impact on a European site (SAC), inappropriate design and siting within a sensitive coastal landscape, failure to address coastal flood risks, and lack of confirmed water supply feasibility.
Decision Maker's Conclusion
- The Planning Authority is not satisfied that the proposal would not adversely affect the integrity of the Kilkieran Bay and Islands SAC, given the proximity to the site and the absence of a Natura Impact Statement.
- The proposed dwelling, by reason of its excessive massing, scale, and elongated access provision, fails to effectively assimilate into the Class 3 Special Landscape Sensitivity area and would interfere with the character of the landscape.
- The development is located within an identified coastal flood risk area without a submitted Flood Risk Assessment and lacks evidence of a feasible public water connection, posing risks to public health and safety.
Cited Policies (CDP)
Policy Objective NHB 1DM Standard 50Policy Objective LCM 2Policy Objective LCM 3Policy Objective RH 9DM Standard 46DM Standard 8DM Standard 68Policy Objective WS 4DM Standard 36
Decision Document Summary
This application sought permission for a dwellinghouse, garage, and wastewater treatment system at Leitir Calaidh, Connemara, on a site adjacent to the Kilkieran Bay and Islands SAC and within a Class 3 Special Landscape Sensitivity area. Although the applicant demonstrated a rural housing need, the proposal was refused because it failed to provide a Natura Impact Statement to rule out significant effects on the SAC, lacked a Flood Risk Assessment for a known coastal flood zone, and featured a d...SOURCE PDFOpen Original
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