Core Refusal Reason
The application failed to demonstrate safe access due to severely restricted sightlines and provided insufficient technical evidence regarding the suitability of the existing wastewater treatment system and rural design compliance.
Decision Maker's Conclusion
- The proposed entrance fails to meet the required 90m sightline standards, currently achieving only 30-35m due to the vertical alignment of the road and obstructions from a neighboring property's porch.
- Insufficient technical reporting was provided to confirm the integrity, capacity, and SR6 compliance of the existing septic tank and percolation area intended for reuse.
- The proposed dwelling design requires modification, specifically regarding vertical window emphasis and the provision of natural stone samples, to harmonize with the Council's rural design guidelines.
Cited Policies (CDP)
SSP-31SSP-27SSP-28Section 3 of 'Designing houses creating homes'
Decision Document Summary
Barry & Emma Cushen applied to demolish derelict ruins and construct a new 126 sq.m dwelling at Raheen, Clara, Co. Offaly, within a rural area under strong urban influence. While the principle of replacing a derelict dwelling is supported under policy SSP-31, the Planning Authority recommended a request for Further Information (effectively stalling the grant of permission) due to critical concerns regarding traffic safety at the entrance, the lack of certification for the existing septic tank, a...SOURCE PDFOpen Original
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