Core Refusal Reason
The proposal was refused due to excessive housing density in a rural area under strong urban influence, failure to meet 'gap site' criteria on an oversized plot, and the exacerbation of ribbon development.
Decision Maker's Conclusion
- The development would result in an excessive density of one-off housing, as the existing density of 57 dwellings per square kilometre significantly exceeds the maximum threshold of 30 units permitted under Objective HO O59.
- The site does not qualify as a 'gap site' under Policy HO P14 because its excessive size (1.96ha) and road frontage could accommodate multiple dwellings, which would undermine the policy's intent and set an undesirable precedent for infill development.
- The proposal would extend an existing ribbon of residential development to six houses over 300 metres, contributing to the unsustainable suburbanisation of the rural landscape and conflicting with policies aimed at preventing linear sprawl.
Cited Policies (CDP)
Policy HO P26Objective HO O59Policy HO P13Policy HO P14Policy HO P12Objective HO O47Section 3.13.3Table 3.4Chapter 3Chapter 13Chapter 15
Decision Document Summary
Emily Foley sought permission for a 280sqm split-level bungalow, a secondary effluent treatment system, and a recessed entrance at Sherlockstown, Sallins, on a 1.96ha unzoned site. Although the applicant demonstrated compliance with local social need criteria, the Planning Authority refused the application primarily because the receiving environment's capacity for rural housing is exhausted. The existing housing density in the area is nearly double the permitted limit, and the site was deemed to...SOURCE PDFOpen Original
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