2560123

for 1.The construction of a detached storey and a half style dwelling and the construction of a detached single storey domestic garage. 2. The installation of an approved wastewater treatment system and a percolation area, to all appropriate standards. 3. The construction of a site entrance, driveway, parking areas, soakpits, water well, footpaths and hard landscaping areas. 4. The landscaping of the site consisting of new grass areas, planting beds, trees, hedging and shrubbery and all associated site works

Refused

Core Refusal Reason

The proposal constitutes unsustainable ribbon development in an Area Under Urban Influence and fails to demonstrate a genuine rural-generated economic or social need for a dwelling at this location.

Decision Maker's Conclusion

  • The development would exacerbate a pattern of ribbon development, constituting the fifth house within 250m of road frontage, which leads to the erosion of rural character and visual amenity.
  • The applicants failed to establish a demonstrable economic or social need to live in the rural area, with the planning authority concluding the housing need is urban-generated rather than rural-generated.
  • The proposal is contrary to the rural housing policies of the Kilkenny County Development Plan 2021-2027 and the National Planning Framework regarding sustainable development in areas under urban influence.

Cited Policies (CDP)

Section 7.8.4Section 7.8.3Kilkenny County Development Plan 2021-2027National Policy Objective 19

Decision Document Summary

James and Georgina Culleton sought permission for a detached storey-and-a-half dwelling and garage at Thornback Road, Keatingstown, Co. Kilkenny, a site situated within an 'Area Under Urban Influence' approximately 2km from Kilkenny City. Kilkenny County Council refused the application on two primary grounds: first, that the project would consolidate an unsustainable pattern of ribbon development; and second, that the applicants did not demonstrate a sufficient rural-based social or economic nee...
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