22878
Permission for the restoration, adaption and extension of existing vernacular stone cottage, forming part of the historic Toberra Clachan settlement, to provide 1 no. single stand alone cottage. Permission is also sought for refurbishment and adaption of existing traditional agricultural hay barn and vernacular stone buildings to provide for domestic outbuilding use ancillary to onsite cottage. Permission is also sought for installation of proprietary waste water treatment system and all associated external site development works
Core Refusal Reason
The proposal was refused because the structure was deemed a ruinous remnant rather than a restorable dwelling, thus failing to meet vernacular restoration policies and requiring a demonstration of local housing need which was not met, alongside significant traffic safety concerns regarding visibility at the site entrance.
Decision Maker's Conclusion
- The existing structure is a ruin lacking essential characteristics of a dwelling (roof, windows, doors) and is not substantially intact, meaning the proposal constitutes a new dwelling rather than a restoration, for which no local housing need was demonstrated.
- The development would conflict with policies aimed at protecting vernacular heritage and managing rural housing in areas under strong urban influence, setting an undesirable precedent for similar developments.
- The applicant failed to demonstrate that safe access with adequate visibility splays (3m x 75m) could be achieved at the junction of the private laneway and the public road, posing a traffic hazard.