2561261

for bungalow type dwelling, detached domestic garage, proprietary effluent treatment system, recessed vehicular entrance, to be accessed off an existing recessed vehicular entrance-/egress point & access avenue, and all associated ancillary site-works. Revised by Significant Further Information which consists of: Amending the red line site boundary and the locations for proposed bungalow, garage, effluent treatment system, & vehicular entrance

Refused

Core Refusal Reason

The proposal was refused due to its negative impact on the setting of a Protected Structure (Downings House), non-compliance with rural design guidelines regarding the carving out of sites from larger fields, and concerns regarding the creation of a gap site and ribbon development.

Decision Maker's Conclusion

  • The proposed development would result in the carving out of a site from a larger field and create unnecessary hardcore surfacing, which contravenes Policy HO P12 and the Rural House Design Guide.
  • The location of the proposal would create a gap site and encourage the extension of ribbon development in a rural area under pressure for one-off housing, contrary to Policy HO P14.
  • The dwelling would be situated in a prominent location within the historic demesne of Downings House (a Protected Structure), negatively impacting its setting and character in violation of heritage policies AH O21, AH P8, AH O46, and AH O52.

Cited Policies (CDP)

HO P11HO P12HOP14HOP15HOP26HO P27HOO59AH O21AH P7AH P8AH O46AH O50AH O51AH O52Section 3.13.3Appendix 4 Rural House Design Guide

Decision Document Summary

Ena Ryan applied for permission to construct a bungalow, detached garage, and proprietary effluent treatment system at Downings North, Prosperous, Co. Kildare. The site is located within the historic demesne of Downings House, a Protected Structure. Although the applicant demonstrated compliance with local need criteria, the Planning Authority refused the application. The primary grounds for refusal were that the site layout involved carving a plot out of a larger field, which is visually undesi...
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