2560269: The construction of a two storey house and domestic garage with new entrance, new septic tank and percolation area and all associated site works

Refusal reasons

Conditions

• 1Development to be carried out in accordance with plans received 05/09/2025, except where altered by conditions.Compliance
• 2Permission limited to development described in public notices and plans received; does not cover other unauthorised development.Compliance
• 3Dwelling first occupied as permanent residence of applicant Edward Nolan and immediate family for 7 years. S.47 agreement required prior to commencement. Statement of first occupation submitted within 2 months.Occupancy
• 4Domestic garage used solely incidental to dwelling; not for self-contained living or commercial activity.Compliance
• 5External finishes per Drawing 25.03 Rev A. Natural locally sourced stone required. No white uPVC for windows, doors, or rainwater goods.Design Materials
• 6Plant native trees and hedgerow along site boundaries. Front roadside boundary: native hedgerow with min 5 years growth. Plant in first season post-completion; replace failures within 5 years.Landscaping Boundary
• 7Submit Certificate of Compliance prior to 1st occupation confirming system matches approved drawings (incl. as-constructed cross-sections). Septic tank tested per I.S. EN 12566. Comply with EPA Code of Practice 2021. Vents at pipe ends, max 6 distribution pipes, liquid levelling device, and grease trap installed.Wastewater Drainage
• 8No surface water dispersed onto public roadway. Soakaways designed per BRE Digest 365. Surface water must not infiltrate wastewater system. Only clean surface water diverted to soakaways within site curtilage.Wastewater Drainage
• 9If connecting to public network, sign Uisce Eireann connection/self-lay agreement prior to commencement and comply with CDS Technical Documentation. Subject to Capital Investment Programme constraints.Water Services
• 10Relocate service poles prior to construction at applicant expense. All ESB/telecom cables located underground unless otherwise agreed.Compliance
• 11Consult Chief Fire Officer prior to commencement and strictly comply with all fire safety requirements.Compliance
• 12Entrance and sight distances per Drawing 25.01 Rev A. Areas forward of sight splays grassed to metalled edge. Lines of sight established prior to construction. Road opening licence required. Adjoining thoroughfare damage made good at applicant's expense.Traffic Access