211305

permission to construct a two storey detached replacement dwelling, detached domestic garage, new vehicular entrance onto public roadway, driveway, waste water treatment system and percolation area, landscaping and associated site works. **Significant further information received on 02/06/2022**

Refused

Core Refusal Reason

Failure to demonstrate compliance with rural housing qualifying criteria for Rural Policy Zone 2 and the specific requirements for replacement dwellings, alongside unresolved traffic safety and environmental concerns.

Decision Maker's Conclusion

  • The applicant failed to provide sufficient documentary evidence to demonstrate compliance with the rural housing qualifying criteria for an area under 'Strong Urban Influence' (Rural Policy Zone 2) as required by Policy HOU 41.
  • The proposed development does not satisfy the criteria for a replacement dwelling under Policy HOU 42 and Section 13.9.13, as the structure to be replaced is located within a farmyard and was not proven to be a habitable dwelling.
  • The application failed to demonstrate that safe access could be achieved via the required sightlines or that the proposed wastewater treatment system would not negatively impact groundwater quality.

Cited Policies (CDP)

HOU 41HOU 42MOV 56MOV 57IU 16IU 17IU 18Section 13.9.13Section 3.17.4Section 3.17.6

Decision Document Summary

This application proposed the construction of a two-storey detached dwelling, domestic garage, and wastewater treatment system at Stonetown Lower, Dundalk, Co. Louth. The site is situated in Rural Policy Zone 2, characterized as an area under strong urban influence. The proposal was refused primarily because the applicant did not establish a functional local need to reside in the area or meet the strict habitability and location criteria for replacement housing. Additionally, the planning author...
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