Core Refusal Reason
The proposal fails to demonstrate a genuine rural housing need in an 'Area Under Strong Urban Influence' as the existing structure is considered a ruin rather than a habitable dwelling, and the proposed design is of an inappropriate scale and height for the sensitive rural landscape.
Decision Maker's Conclusion
- The existing structure is a ruin lacking a roof and rear wall and cannot be classified as a dwelling; consequently, the applicant failed to establish a functional housing need required for an 'Area Under Strong Urban Influence' under Policy Objective H28.
- The proposed development's height of 6.9m and dormer-style extension are considered excessive in scale and would be visually obtrusive within the 'Low Sensitive' scenic rural landscape.
- The applicant provided insufficient evidence regarding the safety of the proposed wastewater treatment system in relation to neighboring water sources and failed to confirm the feasibility of a public water connection.
Cited Policies (CDP)
Policy Objective H31Policy Objective H32Policy Objective H33Section 4.9Section 4.8Policy Objective H28WCCC Development Plan 2022-2028
Decision Document Summary
The applicant sought permission to renovate and significantly extend a ruined cottage structure at Kilmacomb, Dunmore East, Co. Waterford, including the installation of a new wastewater treatment system. The site is situated in a rural area designated as an 'Area Under Strong Urban Influence' and a 'Low Sensitive' scenic landscape. The planning authority determined that because the structure is a ruin and not a habitable dwelling, the proposal must be assessed as a new house in the open countrys...SOURCE PDFOpen Original
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