Core Refusal Reason
The application lacks sufficient technical detail regarding wastewater treatment compliance, traffic safety sightlines, and the protection of the architectural heritage and drainage of the protected structure.
Decision Maker's Conclusion
- Discrepancies between the application form and site plans regarding wastewater services raise concerns about compliance with the EPA Code of Practice 2021 and potential contamination of the adjacent SAC and SPA.
- The retention of the vehicular entrance is unsupported by a site layout plan demonstrating required 55m sightlines, as per Development Management Standards, posing a potential traffic safety risk.
- Extensive removal of the hillside and alterations to ground levels require further justification regarding site drainage and the long-term protection of the protected structure's rubblestone walls and internal features.
Cited Policies (CDP)
Waterford City & County Development Plan 2022-2028Development Management StandardsLandscape and Seascape Character Assessment
Decision Document Summary
The proposal involves the retention of alterations to a protected thatched cottage and its site at Ardsallagh, Youghal, Co. Waterford, including internal renovations, hillside excavation, and a new entrance. The site is highly sensitive, situated within 10m of the Blackwater River SAC and SPA. Permission was effectively withheld (via a Further Information request) because the applicant provided contradictory information on wastewater services, failed to demonstrate safe traffic sightlines, and d...SOURCE PDFOpen Original
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