HOU12 New Dwelling in Existing Clusters

Dúntadate_range16 D.F., 2019, 9:30am - 11 Nol, 2019, 5:00pm

Policy HOU12 New Dwelling in Existing Clusters

Planning permission will be granted for a dwelling at an existing cluster of development provided it meets with the General Policy, accords with other provisions of the LDP and all the following criteria are met:

  1. the existing group of buildings (or cluster) displays a cohesive built form and constitutes a distinct visual entity in the rural landscape and is associated with a focal point;
  2. the cluster of development lies outside of a farm and consists of four or more buildings (excluding ancillary buildings such as garages, outbuildings and open sided structures) of which at least three are dwellings;
  3. the identified site provides a suitable degree of enclosure and is bounded on at least two sides with other development in the cluster;
  4. the proposed development can be absorbed into the existing cluster through rounding off and consolidation and will not significantly alter its existing character, or visually intrude into the open countryside;
  5. the proposed dwelling does not result in the coalescence of two visually distinct groups of buildings; and
  6. the proposal will not create or add to a ribbon of development.

Justification and Amplification

A cluster is a close grouping of buildings, and whether it constitutes a visual entity will be determined by both visual linkages and physical proximity. For the purposes of this policy examples of what constitutes a focal point includes a social/community building/facility, or cross-roads. A social/community building/facility is an identifiable entity used by the community for gatherings or activities with social interactions including a church, community hall or school building.

As this policy solely relates to proposals within the countryside, buildings and/or focal points within settlements cannot be relied upon.

Further information on what may constitute a cluster and best practice guidance is set out in the supplementary planning guidance ‘Building on Tradition’ (DOE 2012).

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