Core Refusal Reason
The application was refused due to the site's environmental unsuitability for wastewater treatment, the applicant's failure to demonstrate a genuine rural housing need, and the inappropriate design and scale of the proposed dwelling.
Decision Maker's Conclusion
- The site is unsuitable for a domestic wastewater treatment system due to a high water table and poor soil percolation, posing a significant risk of water pollution and public health hazards.
- The applicant failed to demonstrate a genuine 'local need' for a rural dwelling as required by the Kildare County Development Plan 2023-2029, as they are currently resident in a settlement rather than a rural area.
- The proposed dwelling's design, specifically its excessive façade width and bulk, fails to integrate into the rural character of the area and would set an undesirable precedent for similar developments.
Cited Policies (CDP)
Policy HO P11Table 3.4Section 3.13.3Policy HOP26Objective HOO59Policy HOP12Appendix 4Chapter 15Section 15.4.13
Decision Document Summary
Christopher Stynes sought planning permission for a two-storey dwelling, garage, and wastewater treatment system on a 0.48 ha greenfield site at Brownstown Little, Curragh, Co. Kildare. The proposal was refused by Kildare County Council primarily because the site's high water table and poor percolation characteristics make it unsuitable for safe effluent disposal. Furthermore, the applicant did not meet the strict 'local need' criteria for rural housing, and the design was deemed too bulky and p...SOURCE PDFOpen Original
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