221041

Retention permission for the subdivision of our existing dwelling into 2 dwellings, Dwelling "A" and Dwelling "B", planning permission for a single storey side extension to Dwelling "A", planning permission for a change to the existing boundary to subdivide the existing site into 2 sites, Site "A" and Site "B" and new proposed wastewater secondary treatment systems and polishing filters to both sites "A"& "B" and all associated site works.

Refused

Core Refusal Reason

Failure to demonstrate a genuine local housing need for the subdivision of a dwelling into two holiday homes in an area under strong urban influence, coupled with inadequate sightlines for the intensified access.

Decision Maker's Conclusion

  • The applicants failed to demonstrate a genuine local housing need for the retention of the subdivision of the existing dwelling into two separate units, which is a mandatory requirement for development in rural areas designated as being under 'Strong Urban Influence'.
  • The proposed development, involving the creation of two holiday homes, directly conflicts with the core rural housing policies (H24 and H28) of the Waterford City and County Development Plan 2022-2028, which prioritize permanent residential needs over holiday home development.
  • The applicant failed to demonstrate that the required 55m sightlines are achievable at the site entrance, meaning the intensified use of the access would represent a risk to road safety and be contrary to proper planning.

Cited Policies (CDP)

Policy H24Policy H28Policy H29Development Management Standards

Decision Document Summary

The application sought retention permission for the subdivision of an existing dwelling into two separate units for use as holiday homes, alongside permission for a side extension and new wastewater systems at Upper Curragh, Ardmore, Co. Waterford. The site is situated in the open countryside within an 'Area Under Strong Urban Influence' and a 'Most Sensitive' scenic landscape. The local authority refused the proposal primarily because the applicants failed to meet the 'local housing need' crite...
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