Core Refusal Reason
The development fails to integrate into the sensitive Eastern Uplands landscape due to its prominent siting, single-level design requiring excessive cut and fill, and failure to comply with the previously permitted split-level design and landscaping requirements.
Decision Maker's Conclusion
- The as-built single-level dwelling fails to respond to the sloping topography of the site, necessitating excessive cut and fill and resulting in a visually intrusive structure that dominates the sensitive Eastern Uplands landscape.
- The development materially contravenes Policy HO P12 and the Rural House Design Guide by failing to integrate appropriately with its physical surroundings and natural heritage.
- The applicant failed to construct the dwelling in accordance with the previously permitted split-level design (Reg. Ref. 22/20) and failed to implement the required landscaping, setting an undesirable precedent for unauthorized deviations from planning permissions.
Cited Policies (CDP)
Policy HO P12Appendix 4 Rural House Design GuideChapter 15 Development Management StandardsChapter 13 Landscape, Recreation & AmenitySection 3.13Section 9.3
Decision Document Summary
This application sought retention permission for a single-storey dwelling, relocated driveway, and associated site works at Wolfestown, Eadestown, Co. Kildare. The site is located within the high-sensitivity Eastern Uplands landscape. Although a split-level house was previously permitted under Reg. Ref. 22/20 to mitigate visual impact, the applicant constructed a single-level house at a prominent elevation. The Planning Authority refused permission because the development requires excessive cut ...SOURCE PDFOpen Original
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