Core Refusal Reason
The proposal lacks a Natura Impact Statement to assess potential impacts on the River Suck Callows SPA and fails to comply with rural design guidelines due to its elevated siting and inappropriate house design.
Decision Maker's Conclusion
- The Planning Authority is not satisfied that the development would not have significant effects on the River Suck Callows SPA, necessitating a Stage 2 Appropriate Assessment and the submission of a Natura Impact Statement.
- The proposed siting on the highest point of the site and the specific house design (excessive roof profile and two-storey projection) are contrary to the Roscommon Rural Housing Design Guidelines and would negatively impact the landscape.
- The applicant failed to provide sufficient evidence regarding safe access (sight lines), legal entitlement to use the private access track, and the feasibility of connecting to the public water mains.
Cited Policies (CDP)
Chapter 2: Core Strategy & Settlement Policy2.6: Settlement Hierarchy2.7: Settlement StrategyChapter 3: People, Places & Houses3.9 Rural Housing3.10 Rural Area TypesChapter 7: Infrastructure, Transport & Communication7.8 WaterChapter 12: Development Management12.7 Rural House Design ConsiderationsSection 12.24 in RCDP 2022-2028
Decision Document Summary
Gareth Kennedy applied for planning permission to construct a new dwelling house, domestic garage, and wastewater treatment system at Creeharmore, Ballyforan, Co. Roscommon. The site is located in an un-serviced rural area ('Rural Policy Zone B') adjacent to the River Suck Callows SPA. The Planning Authority recommended deferring the decision (effectively refusing the current proposal) because it lacks a Natura Impact Statement to rule out significant environmental effects. Additionally, the pro...SOURCE PDFOpen Original
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