Core Refusal Reason
The application was refused due to the site's inability to safely manage wastewater treatment and the applicant's failure to demonstrate a genuine rural housing need in an area designated as being under urban influence.
Decision Maker's Conclusion
- The applicant failed to demonstrate a functional economic or social need to reside in this specific rural area, which is designated as 'Rural Policy Zone A - Areas under Urban Influence' under the County Development Plan.
- Site characterisation and inspections revealed high water table levels and poor ground conditions, indicating the site cannot safely attenuate and dispose of wastewater in accordance with the 2021 EPA Code of Practice.
- The planning authority was unable to determine if safe access could be achieved as the application lacked necessary information regarding sightlines, and the proposed design was noted as having features unrepresentative of the rural countryside.
Cited Policies (CDP)
Chapter 2: Core Strategy & Settlement PolicySection 2.6: Settlement HierarchySection 2.7: Settlement StrategyChapter 3: People, Places & HousesSection 3.9: Rural HousingSection 3.10: Rural Area TypesTable 3.1: Rural Area TypesTable 3.2: Rural Housing Need CriteriaPolicy Objective PPH 3.13Chapter 7: Infrastructure, Transport & CommunicationSection 7.8: WaterChapter 12: Development ManagementSection 12.7: Rural House Design ConsiderationsRCC's Rural Housing Design Guidelines
Decision Document Summary
The proposal sought permission for a small detached dwelling (51.87m²) and a wastewater treatment system at Clooncommon Beg, Kilmore, Co. Roscommon. The site is located in an unserviced rural area under urban influence. Roscommon County Council refused the application primarily because the applicant did not establish a demonstrable rural housing need as required by Policy Objective PPH 3.13. Additionally, technical concerns were raised regarding the suitability of the site for wastewater disposa...SOURCE PDFOpen Original
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