Core Refusal Reason
The proposed development would result in a significant intensification of use of an existing access point where adequate sightlines have not been demonstrated, creating a traffic hazard on a busy road and contravening safety standards of the Wexford County Development Plan.
Decision Maker's Conclusion
- The proposed 159 sq.m extension is over three times the size of the existing 61 sq.m cottage, which constitutes a material intensification of use of the existing access.
- The required 65m sightlines are not achievable at the current entrance without significant boundary removal, which the applicant rejected, leaving an access point that is dangerously restricted given the road's high traffic volumes.
- The applicant's reliance on a roadside layby for parking is unsustainable as no legal rights to use that third-party area were provided, and the site itself has constraints regarding internal parking and turning.
Cited Policies (CDP)
Section 6.2.6 of Volume 2 (Wexford County Development Plan 2022-2028)Chapter 8 of Volume 1 (Road Section)Objective TS43 (Public Safety)Objective TS47 (Safe Access and Servicing)Section 4.9.4 of Volume 1 (Vernacular Buildings)Section 3.4 of Volume 2 (Extensions to Dwelling Houses)Table 4.7 (Refurbishment and Replacement of Rural Dwellinghouses)
Decision Document Summary
Sabina Murphy sought permission for a large two-storey extension to a 61 sq.m traditional cottage at Keeloges, Barntown, Co. Wexford, along with a domestic shed and a new wastewater treatment system. The 0.265-hectare site is constrained by steep topography and is located on a busy local road that provides access to the N25. Wexford County Council refused the application primarily due to traffic safety concerns. During the appeal, the applicant offered to omit the shed, but the Inspector found t...SOURCE PDFOpen Original
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