Latest refusal decisions.

Having regard to the proposed siting of the dwelling to the rear of the subject site, which necessitates the provision of an access driveway of c. 65 metres in length, it is considered that the proposed development would result in an excessive and visually intrusive access arrangement that would unnecessarily scar and fragment the rural landscape. The proposed setback from the public road and overall site layout fail to integrate satisfactorily with the existing landscape character and would set an undesirable precedent for sim ilar forms of development in the area. The proposed siting of the development is therefore considered to be contrary to Policy Objective CPO 16.32 of the Westmeath County Development Plan 2021 –2027 which seeks to ensure that the siting of rural dwellings is appropriately integrated into the landscape and minimises visual impact. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.

1. The proposed development, by reason of its commercial‑type scale, form and materials, does not constitute a domestic outbuilding ancillary to the existing dwelling. The structure, with a stated floor area of 186.7sqm, corrugated sheeting elevations and a large roller door, is not domestic in nature nor subordinate to the main dwelling. The development therefore materially contravenes Policy Objective CPO 16.34 of the Westmeath County Development Plan 2021–2027, which requires domestic garages and outbuildings to be clearly subordinate and domestic in character. The proposal is contrary to the proper planning and sustainable development of the area.
2. The proposed shed, by reason of its excessive scale, height, massing and proximity to the northern site boundary, would constitute an overbearing and visually dominant structure when viewed from the adjoining residential property located approximately 12 m etres from the proposed development. While mature boundary vegetation currently provides a degree of screening, such screening cannot be relied upon as a permanent mitigation measure and may be reduced or removed over time. The Planning Authority considers that the proposed development would result in an unacceptable adverse impact on the residential amenities of the adjoining dwelling through visual intrusion and overbearing impact. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area and to the provisions of the Westmeath County Development Plan relating to the protection of residential amenity.

1. The proposed dwellinghouse is considered unacceptable in terms of siting, orientation, design, form and proportions and is considered to be contrary to policy objective CPO16.32 of the Westmeath County Development Plan 2021 -2027 and the Westmeath Rural Design Guidelines. The proposed dwelling represents a visually un -integrated design soluti on, not reflective of the quality design encouraged in the Development Plan. The proposal as such falls short of design standards in the County Development Plan and is considered incongruent and out of character with the area and therefore contrary to the proper planning and sustainable development of the area.
2. In the absence of sufficient details submitted to the contrary and in applying the precautionary principle in identifying operational phase pathways for likely significant effects which includes hydrological connection from the site to the River Boyne and River Blackwater Special Area of Conservation (SAC) (Site Code: 002299), it is considered that the proposed development may pose a risk of significant effects on the conservation objectives and integrity of the River Boyne and River Blackwater Special Area of Conservation (SAC) (Site Code: 002299), (Natura 2000 sites). The proposed development would therefore be contrary to the EU Habitats Directive and the proper planning and sustainable development of the area.
3. The application site is located within benefitting lands, h aving regard to the location of the site in an area of high ground water vulnerability together with the risk of flooding, and in the absence of documentary evidence to the contrary, the proposal would represent a potential risk of groundwater pollution. The proposed development is therefore contrary to CPO10.105 and CPO 10.106 of the Westmeath County Development Plan 2021 -2027 and to the proper planning and sustainable development of the area.
4. The application site is located on a narrow private road where visibility at the proposed site entrance is restricted. The applicant has failed to demonstrate that the required sightlines can be achieved in accordance with Policy Objective CPO16.33 of the Westmeath County Development Plan 2021–2027. The proposed development would therefore endanger public safety by reason of traffic hazard and would be contrary to Policy Objective CPO16.33 of the Westmeath County Development Plan 2021–2027 and to the proper planning and sustainable development of the area.

Having regard to the excessive scale, height and design of the proposed development, it is considered that the proposed "granny flat extension" would not constitute a subordinate extension to the existing dwelling but would instead subsume and dominate the original house, resulting in an incongruous and visually confusing form of development. Furthermore, having regard to its scale, layout and level of accommodation, the proposed development would function as a separate dwelling and could not readily revert to forming part of the original dwelling, contrary to the requirements for dependent relative accommodation. The proposed development therefore fails to comply with Policy Objectives CPO 16.27 and CPO 16.29 of the Westmeath County Development Plan 2021-2027 and would constitute an inappropriate form of development and is contrary to the proper planning and sustainable development of the area.