Core Refusal Reason
The proposed development is located in an 'Area Under Strong Urban Influence' and fails to integrate with its surroundings as it involves carving a site out of a larger agricultural field with new boundaries, contravening rural housing design policies and failing to overcome previous refusal reasons.
Decision Maker's Conclusion
- The proposal fails to satisfactorily address or overcome the previous reason for refusal (Ref. 24/60993) regarding the inappropriate carving out of a site from a larger agricultural field.
- The creation of two new boundaries and the resulting site layout contravene Policy HO P12 and the Rural House Design Guide (Appendix 4) concerning visual impact and landscape integration.
- The development would leave a 'gap site' to the southwest, thereby contravening Policy HO P14 of the Kildare County Development Plan 2023-2029.
Cited Policies (CDP)
Policy HO P12Policy HO P14Policy HO P26Policy HO P33Objective HO O43Objective HO O44Objective HO O51Objective HO O59Section 3.13.3Section 3.14Table 3.4Appendix 4 (Rural House Design Guide)Section 2.3Section 2.4Chapter 13Chapter 15Section 9.3
Decision Document Summary
Robert O'Connor sought planning permission for a two-storey detached dwelling, garage, and wastewater treatment system at Tuckmilltown, Straffan, Co. Kildare, on unzoned agricultural land within an 'Area Under Strong Urban Influence'. Although the applicant demonstrated compliance with local housing need criteria, the Planning Authority refused the application because the site layout involves carving a plot out of a larger field. This was deemed contrary to rural design guidelines and policies H...SOURCE PDFOpen Original
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