Core Refusal Reason
The applicants failed to demonstrate a genuine local housing need in an area designated as being under urban pressure and zoned as Greenbelt, while the proposal also posed significant risks to a visually vulnerable landscape and a Special Protection Area (SPA).
Decision Maker's Conclusion
- The applicants did not establish a substantiated rural housing need or a functional/familial requirement to reside in this 'Area Under Urban Pressure' and 'Greenbelt' zone, as they are currently based in Clonmel with only holiday-based connections to the area.
- The proposed development on an elevated coastal site within a 'Visually Vulnerable' landscape would result in inappropriate skyline development and seriously injure the visual and scenic amenities of the rural area.
- The proposal would materially contravene conservation policies for the Helvick Head to Ballyquin Special Protection Area (SPA) and create a public safety hazard due to additional traffic on a narrow, steeply inclined roadway with inadequate sightlines.
Cited Policies (CDP)
Section 4.10Policy NH6Objective NH1National Policy Objective 19Sustainable Rural Housing Guidelines for Planning Authorities (2005)Waterford County Development Plan 2011-2017
Decision Document Summary
Tara and Mike Quirke sought outline permission for a single-storey detached dwelling, a relocated site entrance, and a wastewater treatment system at Helvic, An Rinn, Dungarvan. The site is situated in a highly sensitive context, including a Greenbelt zone, an 'Area Under Urban Pressure', a 'Visually Vulnerable' landscape classification, and the Helvick Head to Ballyquin Special Protection Area (SPA). The application was refused primarily because the applicants failed to meet the criteria for lo...SOURCE PDFOpen Original
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