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Bungalow approved by Council shot down on appeal...again

A NEW bungalow which the County Council had sanctioned only months ago has now been shot down by Bord Pleanala.

Francis and Angelita Doyle planned to build  on a site 2.5 km outside Sligo town.

It is the second time in five years the Doyles have been granted permission to build by the County Council, only to have it overturned by Pleanala.

In the latest instance, the area was described as "a rural area" in the Report of Pleanala Inspector Michael Dillon prepared after a site visit on July 21st last.

Grass Growing

His recommendation to uphold an appeal -- and overturn the County Council's earlier thumbs-up -- was supported by the Board of An Bord Pleanala.

The appeal to Pleanala had been taken by Martina Davey, Drumiskabole, Ballisodare. She had also lodged a submission with the County Council before its decision earlier this year.

Pleanala, the statutory appeals agency, notified the parties after making its Order on August 16th and published its decision online on Wednesday evening  (22 Aug).

Access to the site was described to Pleanala as "from a narrow, winding county road with grass growing along its centre over some of its length.

"It is only possible to pass two cars where roadside boundaries of new houses have been set back or at gateways, the Pleanala Inspector reported.

Documents received by the Board of Bord Pleanala also showed there were eleven houses and farmland along the nearby county road.

Buffer Zone

The "relevant document," said the Inspector was the Sligo & Environs Development Plan (SEDP) 2010-2016.

The "buffer zone" in the Land Use zoning objective of the SEDP said it was to be used "principally for agriculture," noted the Inspectors 12 page report.

In addition to a bungalow, the Doyles also sought permission for a detached garage and a new vehicular entrance.

Revised proposals were submitted to the County Council in April showing details of a new boundary set-back and details of family-held property in the area.

The Council attached 13 conditions when it granted permission to the Doyles earlier in 2012, including a requirement to pay a development contribution of  €4,200 euro. The Pleanala Inspector recommended such a condition "should be repeated" if the Board (of Bord Pleanala) was approving the planning permission.

Ribbon Development

At the time the Doyles were granted planning permission and then shot down in 2007, permission was also granted to Aisling and Eda McGowan for construction of a house "immediately to the southeast of the current appeal site," noted the Pleanala Inspector. This house has since been constructed.

In her appeal to Pleanala, submitted last May, Martina Davey argued on seven principal grounds.....including the previous refusal by Pleanala.

Other grounds argued included evidence of "substantial ribbon development," which she said was discouraged by the Development Plan and cited Pleanala's own previous refusal which ruled that a house on the site would 'militate against the preservation of the rural environment...and lead to demand for uneconomic provision of public service and community facilities.'

Family Members

Ms Davey said: "Another house in this area cannot be justified." She also argued that the planning department in Sligo County Council "had not adhered to its own standards" re: traffic and sight lines.

In a detail response by the Doyles (see Inspectors Report) Angelita Doyle also pointed she was raised at Aghamore – two kilometres to the northeast of the site, and has immediate family members living at this location.

In summarising his assessment of the case, the Pleanala Inspector Mr Dillon said: "The principal issues of this appeal relate to housing need, traffic safety, suburbanisation of a rural area."

He also noted a new Development Plan had been adopted by Sligo Borough Council since Pleanala had first refused permission on the site. Mr Dillon added: "

The case put forward on behalf of the applicants for a house on this site has been expanded and elaborated upon."


Link to Inspector's Report: http://www.pleanala.ie/casenum/240653.htm