Core Refusal Reason
The proposed development was refused due to the applicant's failure to demonstrate a genuine local housing need in a High Amenity area, combined with significant concerns regarding visual impact, traffic safety at a substandard junction, and potential environmental risks to the Glencullen River water supply and Knocksink Wood SAC.
Decision Maker's Conclusion
- The applicant failed to demonstrate a genuine economic or social requirement for a rural dwelling that outweighs the restrictive policies of the High Amenity Zone and Policy PHP23.
- The proposed 468sq.m dwelling is considered excessively bulky and visually obtrusive, failing to protect the character of the sensitive landscape and setting an undesirable precedent.
- The wastewater treatment proposals pose an unacceptable risk of pollution to the Glencullen River (a potable water source) and the Knocksink Wood SAC due to inadequate separation distances and hydrological connectivity.
Cited Policies (CDP)
Objective GPolicy PHP23Section 12.7.4 (High Amenity Landscapes)Section 12.3.10.1 (Suitable Sites)Section 12.3.10.2 (Rural House Design)Section 12.3.12 (Rural Non-Residential Development)Policy ENV2 (Glencullen LAP)
Decision Document Summary
The application seeks permission for a one-and-half-storey dwelling, wastewater system, and access improvements on a 0.5ha sloping field at Campbells Lane, Glencullen. The site is zoned Objective G for high amenity protection. The Inspector argues that while the applicant has local social ties, her employment in a pre-school 6km away does not constitute a 'locationally-specific' economic need to live in the countryside. The Inspector further critiques the house design as 'large and bulky,' notin...SOURCE PDFOpen Original
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