Core Refusal Reason
The development is located on lands zoned for 'Amenity & Open Space' where residential use is not permitted, and it fails to address critical environmental, flood risk, and visual amenity requirements.
Decision Maker's Conclusion
- The proposed development materially contravenes the 'Amenity & Open Space' zoning objective of the Tullow Local Area Plan, which seeks to protect land for recreation and open space rather than residential use.
- The applicant failed to provide a Stage 1 Appropriate Assessment Screening Report or a Site Specific Flood Risk Assessment, leaving the Planning Authority unable to rule out significant adverse impacts on the Slaney River Valley SAC or risks associated with the site's location in a flood zone.
- The log cabin structure is considered visually incompatible with the established character of the area and fails to adhere to the urban design principles regarding materials and form set out in the County Development Plan.
Cited Policies (CDP)
Section 12.2 of the Tullow Local Area Plan 2017-2023Policy NS P1 of the Carlow County Development Plan 2022-2028Policy NS P2 of the Carlow County Development Plan 2022-2028Section 16.2.5 of the Carlow County Development Plan 2022-2028Section 12.8 of the Carlow County Development Plan 2022-2028Table 13 of the Tullow Local Area Plan 2017-2023
Decision Document Summary
This application sought retention permission for an existing single-storey log cabin dwelling and site entrance at Thomas Traynor Road, Tullow, Co. Carlow. The site is located on lands partially zoned for 'Amenity & Open Space' and is situated immediately adjacent to the Slaney River Valley Special Area of Conservation (SAC) within a known flood zone. Carlow County Council refused the proposal because residential development is prohibited under the current zoning, the applicant failed to demonst...SOURCE PDFOpen Original
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