2660083

(A) a sensitive restoration of the existing derelict cottage dwelling (B) new 4-bedroom extension to the side (South) of the existing dwelling (C) garage / fuel store for domestic use (D) the installation of a proprietary wastewater treatment system with percolation area and (E) new recessed vehicular entrance and access drive way and all associated site works including boundary treatments

Refused

Core Refusal Reason

The development was refused because the applicants failed to demonstrate a genuine local housing need, the design was considered visually dominant and poorly integrated into a sensitive landscape, and the site conditions were unsuitable for safe wastewater treatment.

Decision Maker's Conclusion

  • The applicants failed to demonstrate a genuine local housing need as required by the Rural Housing Policy for an area under strong urban influence, leading the development to be classified as urban-generated.
  • The proposed design, characterized by large angular roof planes and excessive bulk, is visually incongruous and fails to integrate into the highly sensitive Western Boglands landscape character area.
  • The site is unsuitable for the proposed wastewater treatment system due to peat soils, a high water table, and insufficient separation distances from watercourses, posing a significant risk to public health and water quality.

Cited Policies (CDP)

Kildare County Development Plan 2023-2029Section 3.13Policy HO P12Policy HO P17Policy HO P18Policy HO P20Policy HO P22Policy HO P26Policy HO P27Objective HO O46Objective IN O18Objective IN O28Objective EC O58Appendix 4 (Rural House Design Guide)Chapter 15 (Development Management Standards)

Decision Document Summary

The proposal sought the restoration of a derelict cottage and the construction of a large 4-bedroom extension, garage, and wastewater system at Ticknevin, Carbury, Co. Kildare, situated within the sensitive Western Boglands landscape. Kildare County Council refused the application on three main grounds: the failure of the applicants to prove a genuine local need in a rural area under urban pressure; the inappropriate scale and design of the extension which would detract from the rural character;...
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