20220970

Permission for the replacement of an existing dwelling house and for the install

Refused

Core Refusal Reason

The proposed 288m² replacement dwelling is considered excessive in size relative to the restricted 0.11ha site area, violating mandatory site size-to-floor area ratios, and failed to provide sufficient information regarding the safety and sustainability of water supply and wastewater treatment arrangements.

Decision Maker's Conclusion

  • The dwelling scale of 288m² significantly exceeds the capacity of the 0.11ha site, which requires a minimum of 0.4ha under Table 3.3 of the Development Plan to prevent overdevelopment.
  • The applicants failed to demonstrate a sustainable and secure drinking water supply, given the ambiguity surrounding the existing communal well connection and its current operational status.
  • The absence of a layout map identifying all private well supplies within a 150m radius of the proposed wastewater system creates an unacceptable risk to public health and groundwater quality.

Cited Policies (CDP)

Wexford County Development Plan 2022-2028Section 3.1.2 (Standards for Single Dwellings in Rural Areas)Table 3.3 (Site Size, Dwelling Floor Area Ratio & Biodiversity Requirements)Section 4.9.4 (Refurbishment & Replacement of Rural Dwellings)Table 4.7 (Refurbishment & Replacement of Dwelling-Houses)Objective SH48Section 3.1.1 (Design Guidance for Single Houses in Rural Areas)Table 3-1 (Principles for Siting)Table 3-2 (Principles for Rural Architecture)

Decision Document Summary

The proposal sought planning permission for the replacement of a 157m² single-storey timber chalet with a substantial 288m² two-storey house and a new wastewater treatment system at Courtown Demesne, Co. Wexford. The 0.11ha site is characterized by its restricted size and elevated position. While the Inspector acknowledged the principle of replacing a 'substantially intact' dwelling under Section 4.9.4 of the 2022-2028 CDP, the scale of the replacement was found to be entirely disproportionate t...
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