SD22A/0402

Proposed 3 bedroom dwelling (233.6sqm), single storey. Installation of a packaged wastewater sewage treatment system and polishing filter, stormwater harvesting tank and soakaways, weel, new vehicular access, landscaping and ancillary site works, all in association with equine business.

Refused

Core Refusal Reason

The Planning Authority originally refused permission based on substandard road conditions, failure to demonstrate exceptional circumstances for rural housing, and the proliferation of one-off dwellings; however, the Inspector recommends granting permission, finding that the applicant has demonstrated a genuine economic and social need to reside on-site to manage an equine business and that proposed road safety mitigation is acceptable.

Decision Maker's Conclusion

  • The applicant has successfully established a genuine rural housing need based on an intrinsic connection to the local community and a functional requirement to reside in proximity to a thoroughbred racehorse breeding facility.
  • While the local road network is narrow, the proposed sightlines of 90m and the provision of informal passing bays as recommended in the Road Safety Audit are sufficient to prevent a significant traffic hazard.
  • The proposal constitutes rural infill development that is appropriately sited and designed to minimize impact on the landscape, thereby complying with the rural amenity zoning and regional settlement strategies.

Cited Policies (CDP)

Objective RU (Rural and Agriculture)Policy CS11 (Rural Housing Restriction)Policy H16 (Management of Single Dwellings in Rural Areas)Policy H17 (Rural Housing Policy and Local Need Criteria)Policy H18 (Rural Housing in RU Zone)Policy H23 (Rural Housing and Extension Design)Section 2.7 (Settlement Strategy)Section 6.9 (Rural Housing Strategy)Section 12.6.9 (Rural Housing Standards)

Decision Document Summary

This Inspector's Report evaluates an appeal for a 234sqm dwelling, wastewater treatment system, and ancillary works at Crockaunadreenagh Road, Rathcoole, Co. Dublin. The Planning Authority had refused the development on three grounds: road safety concerns on a substandard network, non-compliance with rural housing policies (H16, H17, H18), and the potential for ribbon development proliferation. The site is part of a larger 0.68ha landholding currently used for equine training. The Inspector conc...
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