Core Planning Reasoning
The Inspector recommended granting permission because the applicant demonstrated a genuine local social housing need and the proposal was deemed a 'gap site' development that integrates into the existing pattern of housing without exacerbating ribbon development or causing significant adverse impacts on residential or visual amenity.
Decision Maker's Conclusion
- The applicant has established a clear social local housing need in accordance with the Kildare County Development Plan 2023-2029 criteria, having resided in the area for over 16 years.
- The site represents a legitimate 'gap site' between existing residential developments and the proposal will not exacerbate ribbon development in the locality.
- Technical aspects, including the on-site wastewater treatment system, site access, and drainage, comply with EPA guidelines and relevant planning standards without harming the amenities of neighboring properties.
Cited Policies (CDP)
Chapter 33.13 Sustainable Rural Housing3.13.1 Rural Housing Policy ZonesTable 3.4 Schedule of Local Need CriteriaHO P8HO P11HO O44HO O45HO O46HO O47HO P12HO P13HO P14HO P16HO O50HO O51HO O52HO O53HO O543.14 Rural Residential DensityHO P26HO O59HO P273.16 Access and EntrancesHO P30HO P323.18 Technical ConsiderationsChapter 15 Development Management StandardsAppendix 4 Rural House Design Guide
Decision Document Summary
The proposal seeks permission for a single-storey, L-shaped dwelling (approx. 167sqm) with a ridge height of 6.174m on a site in Baysland, Naas, Co. Kildare. The site context involves a rural area under 'Strong Urban Influence' (Zone 1) adjacent to a row of six houses. An existing agricultural shed on the site is currently being used for temporary habitation, which the Inspector noted is subject to separate enforcement. The Inspector's key arguments highlight that the applicant meets the 16-year...SOURCE PDFOpen Original
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