Core Refusal Reason
The applicant failed to demonstrate a genuine economic or social need for a one-off dwelling in an area under strong urban influence (Zoned 'G' - High Amenity), and the demolition of a vernacular structure was deemed contrary to heritage and landscape protection policies.
Decision Maker's Conclusion
- The applicant has not established a demonstrable economic or social need for a house at this location, failing to provide official documentary evidence that meets the 'functional need' criteria of the Sustainable Rural Housing Guidelines.
- The development would consolidate and contribute to the buildup of ribbon development in a highly sensitive landscape character area, militating against the preservation of the rural environment.
- The demolition of the pre-existing vernacular structure, which was the ancestral home and integrated well into the landscape, undermines architectural heritage and sets an undesirable precedent for the area.
Cited Policies (CDP)
Objective 'G' (High Amenity Areas)Policy Objective PHP23 (Management of One-off Housing)Section 12.3.10 (One-Off Housing in the Countryside)Section 12.3.10.6 (Family Flats)Section 12.3.9 (Demolition and Replacement Dwellings)Policy Objective GIB4 (High Amenity Zones)Policy Objective HER20 (Buildings of Vernacular and Heritage Interest)Landscape Area 7 (Glencullen Valley)
Decision Document Summary
The proposal seeks retention permission for the demolition of a structure and the construction of a 94 sqm single-storey dwelling, alongside permission for a new effluent treatment system at Fiery Lane, Glencullen. The site is situated within a 'High Amenity' zone (G) on a 0.29-hectare plot associated with a family Christmas tree farm. The Inspector noted a history of four previous planning refusals on the site for similar developments. The primary arguments against the proposal center on the ap...SOURCE PDFOpen Original
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