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build a two storey, detached house, together with all associated site development works - Including entrance from the adjoining public road and also the installation of all necessary services, including on-site foul drainage disposal and on-site deep well pump and pressure set (water supply). All on her site

Refused

Core Refusal Reason

The proposed development was refused due to its location within a 'Visually Vulnerable' landscape on the banks of the River Suir and the potential for significant negative impacts on the Lower River Suir Special Area of Conservation (SAC).

Decision Maker's Conclusion

  • The site is located in a 'Visually Vulnerable' landscape where there is a presumption against development to protect the rural character and visual amenity of the riverside area.
  • A grant of permission would establish an undesirable precedent for similar development in a sensitive location, leading to the unsustainable erosion of the area's scenic quality.
  • The planning authority could not rule out significant negative impacts on the integrity of the Lower River Suir Special Area of Conservation (SAC) arising from the proposed development's topography and hydrological makeup.

Cited Policies (CDP)

Section 4.10Section 8.2

Decision Document Summary

Niamh Kennedy applied for permission to construct a two-storey detached house and associated site works at Stonehouse, Kilmeaden, Co. Waterford. The 0.39-hectare site is situated in an 'Area Under Urban Pressure' and is designated as a 'Visually Vulnerable' landscape overlooking the River Suir. Waterford City and County Council refused the application on the grounds that the dwelling would injure the visual amenities of the area and that the applicant failed to demonstrate that the proposal woul...
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