Core Refusal Reason
The proposed development was refused due to its prominent and elevated location on a visually vulnerable coastal ridge and its characterization as a substandard pattern of backland development that would negatively impact the landscape and visual amenities.
Decision Maker's Conclusion
- The dwelling is situated on a prominent, elevated, and visually vulnerable ridge in a coastal area where it would seriously injure the visual amenities of the area and set an undesirable precedent for similar development.
- The proposal is contrary to Policy ENV5 of the Waterford County Development Plan, as it would negatively impact the character of a landscape designated as having special amenity value.
- The scale and massing of the house, combined with an excessively long driveway (104m), represents an uncoordinated and substandard pattern of backland development that would erode the rural character of the area.
Cited Policies (CDP)
Policy ENV5Section 4.10
Decision Document Summary
The application proposed the construction of a 272sqm dormer dwelling, garage, and associated site works at Ardogina, Ardmore, Co. Waterford, on a 0.37-hectare site within an 'Area Under Urban Pressure'. Although the applicants demonstrated a local housing need, the Planning Authority refused permission because the site is located on an exposed, visually vulnerable ridge in a coastal area. The planner determined that the development's prominent position and the 'backland' nature of the site layo...SOURCE PDFOpen Original
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