SAC-Has anyone any experience?

cluelessx2

I am looking to build a house on family site. Turns out (and wasn't discovered until 11th hour) that site is a special area of conservation. Dept of env and An Taisce have made submissions, although nothing too dramatic, more telling us they exist than anything else, and we have had an ecological impact assesment done and no major issues with this. Planners have come back looking for FI, basically thinking of getting us to move to another site. Obviously our house is designed for the original site and it's not like you can just pick up the house and move it, the house wouldn't suit anywhere else. Has anyone any experience of getting permission to build on an SAC and any tips for us to get this application approved?

mickdw

Ive seen some granted in mayo but most of them were then appealed to An Bord Pleanala and turned down by Bord Pleanala.
If you have other land available for building, I think they will refuse you. Best to make a solid argument as to why the other plots are not available be it specific farming reasons or unsuitable ground conditions for percolation etc.
Good luck with it. Having to redesign the house for a new site is not a valid reason for them to allow you to build in an SAC. Really, that should hve been known before any work was done on the application

muffler

When it comes to SACs its going to be tough. Have a look at their planning map register and the maps showing the extent of the SAC and see if you can pick out any other applications within the SAC that may (or may not) have been approved. If you can establish a precedent its a help.

I any event I think you should employ a reputable planning consultant.

Poor Uncle Tom

It is also worth checking if the area can be removed from the SAC (or declassified by the Department) it depends on what valid arguements you can put up. Was the area also covered in REPS ? It is tougher to remove it if it was. As Muffler said you need some expert advice, any good REPS planner should be able to advise you in this case.

No6

Clueless I have done a few in Mayo, its very difficult and has gotten much harder. If you can move to a different site please do!! it will save you 1000's

If you cannot move (not wanting to is not a valid reason) you will have to get an ecoligical report done on your site.

The first question is why is the site in an SAC, check out the NWPS site, Talk to your local wildlife ranger to see if there is anything he can tell you or help you with.

Its unlikely you can get the land taken out of the SAC, there was a process for this about three years ago but it is now closed.

Read the observations by an Tascie and NWPS and see if theres any hope.

By the sound of things the planners are trying to help you by asking you to consider moving, listen to them!! I wouldn't touch a SAC site anymore unless its the only place a client can go.

cluelessx2

We had an ecological impact assessment done on the site, and the ecologist basically reported that the land had no major ecological benefit as the land was all reseeded for agriculture. The river being the only real issue, and the slope of the site heading to the river. I have looked at the SAC maps and there is a local community centre and old folks housing scheme after being built upstream in another SAC on the same river. Surely that precedent should help me as that level of development is significantly more impacting than my single house!

No6

If its an SAC because of the river and your site is large, the septic tank and percolation area being a long way from the river 100m + I would talk to the NWPS wildlife ranger, If they are happy with your proposal then you may get around it. If you have the ecological assessment done and it shows nothing of importance then you are probably fine however, even if you get NWPS agreement An Tascie may still appeal any positive desicion to the board. Around here precedence dosn't seem to matter a fiddlers to the planners so I wouldn't proceed based purely on that. Good Luck!!