Core Refusal Reason
The proposal was refused due to unsuitable site drainage on peaty soil, potential adverse impacts on nearby European conservation sites, and failure to demonstrate a rural-generated housing need or a sensitive design for the coastal landscape.
Decision Maker's Conclusion
- The site's peaty substrate and poor drainage characteristics pose a risk to public health and the environment, as safe effluent disposal cannot be guaranteed in accordance with EPA standards.
- The applicant failed to provide sufficient documentation to demonstrate a rural-generated housing need or intrinsic links to the area as required by the settlement policy for this rural zone.
- The proposed dwelling's design and siting in a Class 3 sensitive coastal landscape would result in a visually obtrusive feature that fails to integrate effectively with the natural topography.
Cited Policies (CDP)
Policy Objective WW6DM Standard 38Policy Objective NHB1NHB 2DM Standard 50Policy Objective RH9DM Standard 8Policy Objective RH 4Policy Objective WS 4DM Standard 36Section 4.5.2Section 4.6Section 4.6.2Section 4.6.3Section 15.2.4Section 15.3.1Section 15.6Section 15.7.2Section 15.13.2DM Standard 9DM Standard 11
Decision Document Summary
Padraic Jennings sought permission to construct a 150 sqm dwelling and 54 sqm garage with a private sewerage system at Letterard, Cashel, a sensitive coastal Gaeltacht area. The Planning Authority refused the application on five grounds: poor site drainage on peaty soil which risks public health; potential negative impacts on nearby SPA and SAC sites; a design that is visually obtrusive in a Class 3 landscape; failure to substantiate a rural housing need; and lack of evidence regarding a public ...SOURCE PDFOpen Original
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