Core Refusal Reason
The application was refused due to the visual impact of the dwelling's excessive setback and elevated position, combined with the applicant's failure to demonstrate a genuine local rural housing need in an area under strong urban influence.
Decision Maker's Conclusion
- The proposed dwelling, set back 158m from the road and elevated 2.25m above road level, would be visually obtrusive and detract from the rural character and visual amenities of the area.
- The applicant failed to provide sufficient documentary evidence to demonstrate compliance with the local housing need criteria for an area designated as being under Strong Urban Influence.
- The development would contravene Policy CPO 9.1 of the Westmeath County Development Plan 2021-2027 and the Sustainable Rural Housing Guidelines for Planning Authorities (2005).
Cited Policies (CDP)
CPO 9.1CPO 9.2CPO 9.8CPO 9.13CPO 9.14CPO 9.16CPO 9.17CPO 9.18CPO 9.19CPO 9.20CPO 16.32CPO 16.33CPO 16.34
Decision Document Summary
Kieran Duncan sought permission for a two-storey dwelling, detached garage, and septic tank at Noughaval, Tang, Co. Westmeath. The site is located in a rural area under strong urban influence, set back significantly from the public road. Westmeath County Council refused the application because the proposed siting and elevated topography would result in a visually obtrusive development that detracts from the landscape. Furthermore, the applicant did not adequately demonstrate a functional or soci...SOURCE PDFOpen Original
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