Core Refusal Reason
The proposal fails to integrate with the sensitive Eastern Uplands landscape due to excessive cut and fill, inappropriate siting on steep levels, and the potential creation of ribbon development in conjunction with a concurrent application.
Decision Maker's Conclusion
- The proposed split-level design requires significant cut and fill and is highly visible from the valley to the west, failing to respect the character of the Eastern Uplands Landscape Character Area (Sensitivity Class 3).
- The development, when considered alongside a concurrent application to the north, would exacerbate ribbon development and fails to demonstrate how it adheres to the strict criteria for 'gap sites' under Policy HO P14.
- The site layout is deficient in detail regarding contours, levels, and landscaping, and includes an unnecessarily elongated driveway that pushes development into the most sensitive part of the landholding.
Cited Policies (CDP)
Section 9.3Section 3.13Table 3.4HO P12HO P13HO P14HO P16HO O18HO O19HO P26HO P27HO P30HO P32HO P33HO O43HO O44HO O51HO O52HO O59Chapter 13Appendix 4
Decision Document Summary
Connor McAtamney sought permission for a split-level detached rural dwelling, a shared entrance, and a wastewater treatment system at Luggadowden, Ballymore Eustace, Co. Kildare. The site is located on unzoned agricultural land within the Eastern Uplands Landscape Character Area, a high-sensitivity zone. While the applicant demonstrated a local economic need, the Planning Authority raised significant concerns regarding the visual impact of the design, the extent of cut and fill required on the u...SOURCE PDFOpen Original
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