22935

renovate and extend existing single storey dwelling to provide a 4no. bedroom single storey dwelling, with kitchen, Dining and Living room and a new Sun room, with internal mezzanine balcony, with new site entrance, bored well, waste water treatment system, and a percolation area with all associated site works

Refused

Core Refusal Reason

The application was refused due to traffic safety hazards at the proposed entrance on a busy regional road and the failure to demonstrate a local housing need for a new dwelling in an area under strong urban influence, as the existing structure was deemed a ruin.

Decision Maker's Conclusion

  • The proposed development would create a new vehicular entrance on a busy Regional Road (R-685) at a location with poor alignment and restricted sight lines, creating a significant traffic hazard.
  • The existing structure is considered a ruin rather than a dwelling capable of being renovated, meaning the proposal is assessed as a new house in the open countryside.
  • The applicant failed to demonstrate a genuine local housing need, which is a mandatory requirement for new dwellings in an 'Area Under Strong Urban Influence' under the Waterford City & County Council Development Plan 2022-2028.

Cited Policies (CDP)

Section 5.10Policy Objective H28Policy Objective H31Policy Objective H32Policy Objective H33Section 4.9Section 4.8

Decision Document Summary

The applicant, Steven Fowler, sought permission to renovate and extend a derelict structure at Kilmacleague East, Dunmore East, to create a four-bedroom single-storey dwelling. The site is located in a rural area zoned for agriculture and designated as an 'Area Under Strong Urban Influence'. Waterford City and County Council refused the application because the existing structure was classified as a ruin, necessitating the demonstration of a local housing need which was not provided. Additionally...
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