Problems of getting Planning permission near a lake
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I hope someone could give advice on planning issues in Co Mayo.
I own land that had in the late sixties early seventies Planning permission. Unfortunately my parents were unable to complete the build because of a concrete strike at the time). But we did have a septic tank, Pump house and concrete base built for a mobile home. We did live in the mobile home for a couple of years but we moved and it was blown away during high winds (concrete base still exists) (the original planning has run out years ago)
I would like to apply for planning permission but 2500 sq meters is below the required 3000 sq meters for septic tank percolation needed Near a lake (as I guess I would need to re-apply for a new Septic tank)
In informal conversation with a planner I was told that even with a advanced high performing septic tank the land still needs to 3000smeters. (Is this true or is there anyway around this)I would like to state that my development would not have much more of a floor area than the previous mobile home 15 meters x 3meters and would have traditional cottage look with a modern twist.
Many Thanks
4.16.4 Lakeside Development.
To minimise the danger of polluting waters because of soakage conditions and land
slopes, no effluent disposal system or percolation area serving single dwellings or
other residential developments shall be permitted within 100 metres (328ft) from all
lakes.
The minimum area for single houses sites within 400metres of the HWM of any lake
and utilising effluent disposal system shall be 3000m² the minimum site width shall
be 40m.
Developments consisting of more than one dwelling and effluent disposal systems
and percolation areas shall be located at least 400 metres from the HWM of any lake.The above is taken directly from the Mayo county development plan.
The only recourse for you is to argue that you will not be applying for a septic tank, because it already exists, and therefore the requirement in the county development plan is negated by this fact. This argument is flimsy at best and probably wouldnt be accepeted by the council, but may be considered by an Bord Pleanala.
Is the current septic tank within 100m of the lake?
is it possible to move it more than 100m away?Perhaps if you offer to move the septic tank to the extreme of the site away from the lake (and perhaps incorporate an effluent treatment system…. feel them out on that one)….. they may consider it.
I would think that you should accept that the council will refuse it (as thats the easy decision) and aim to have as much information together for the Bord to decide it. Get percolation tests done to relevant standards, and perhaps even a report from a hydrogeologist. But start off by engaging a competent professional who is very familiar with Mayo county council requirements to prepare the application.
Many thanks for your advice
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