20221611

Permission for retention of existing works which consist of the following: - (a)

Granted

Core Planning Reasoning

The Inspector recommended granting permission because the development provides a dwelling for applicants with a demonstrated local need, is acceptable in terms of traffic safety and residential/visual amenity, and includes technical upgrades to the wastewater system that protect public health and groundwater quality.

Decision Maker's Conclusion

  • The applicants successfully demonstrated a social and functional local need to reside in the area under the 'Strong Urban Influence' criteria, having lived in the locality for over seven years.
  • A comprehensive Hydrogeological Assessment Report (HAR) provided by the applicant sufficiently addressed previous concerns regarding the proliferation of wastewater systems and the protection of local groundwater quality.
  • The proposed conversion and extension are of a low profile and are well-screened from public view, ensuring the development does not negatively impact the rural character or residential amenities of the area.

Cited Policies (CDP)

Section 3.4 (Core Strategy Guiding Principles)Table 3-2 (County Wexford Settlement Strategy)Objective SH06 (Prioritisation of housing in settlements)Section 4.9 (Housing in the Open Countryside)Table 4-6 (Criteria for One-Off Rural Housing)Section 4.9.3 (Presumption against Ribbon Development)Objective TS79 (Sightlines at vehicular access)Section 9.6 (Wastewater)Objective WW11 (EPA Code of Practice 2021 compliance)Section 6.2.6 (Siting and Design of Access/Egress Points)Objective L04 (Landscape Character Assessment)

Decision Document Summary

The proposal involves the retention and completion of the conversion of a workshop structure into a single rural dormer bungalow dwelling, including an extension and the upgrade of on-site services at Baurela, Co. Wexford. The site is located in a rural area defined as being under 'Strong Urban Influence.' A primary point of contention in the appeal was the shared access and ongoing legal disputes regarding rights of way between the applicant and a neighbor; the Inspector clarified that these ar...
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