Core Refusal Reason
The application was refused due to the applicant's failure to demonstrate a local rural housing need, the site's technical unsuitability for wastewater treatment due to a high water table, and the lack of a required site-specific flood risk assessment.
Decision Maker's Conclusion
- The applicant failed to provide any documentary evidence to demonstrate compliance with the rural housing local need criteria for Zone 1 as required by the Kildare County Development Plan 2023-2029.
- The site is unsuitable for an on-site wastewater treatment system because a high water table (0.1m below ground level) was observed, posing an unacceptable risk of water pollution and a threat to public health.
- The proposal failed to include a Site-Specific Flood Risk Assessment (SSFRA) for a site potentially located within a pluvial flood zone and did not demonstrate that safe vehicular access could be achieved without the excessive removal of native hedgerows.
Cited Policies (CDP)
Policy HO P11Policy HO P27Objective IN O33Objective HO O51Section 3.13.3Table 3.4Policy HOP26Objective HOO59
Decision Document Summary
Stephen Timmons applied for permission to construct a one-off 3-bed single-storey dwelling, a wastewater treatment system, and a new vehicular entrance on a 0.26ha triangular site at Cooltrim South, Donadea, Co. Kildare. The site is located in a rural area under urban influence. The Planning Authority refused the application on four grounds: the lack of demonstrated local housing need, the unsuitability of the site for wastewater disposal due to a high water table, the failure to provide a flood...SOURCE PDFOpen Original
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