2461400

for construction of a detached storey and a half type dwelling, single storey detached domestic garage, secondary effluent treatment system, recessed entrance and all associated site works. (Permission was previously granted on site under planning file reference 16/1109 but has expired)

Refused

Core Refusal Reason

Failure to demonstrate a genuine local housing need, coupled with unsuitable site conditions for wastewater treatment and the negative impact of extensive hedgerow removal on the rural character.

Decision Maker's Conclusion

  • The applicant failed to provide sufficient documentation to establish a genuine local housing need in accordance with Policy HO P11 for rural areas under strong urban influence.
  • Technical evidence of a high-water table and poor soil percolation indicates the site cannot be drained satisfactorily, posing an unacceptable risk of water pollution and public health hazards.
  • The proposed removal of approximately 12 to 14 metres of mature hedgerow and the provision of excessive hard surfacing are contrary to policies protecting rural character, green infrastructure, and biodiversity.

Cited Policies (CDP)

Policy HO P11Policy HO P12Policy HO P30Objective LR04Objective TMO102Objective HO 051Objective HO 052Objective BIO26Objective BI O26Objective BI O27Objective HO O59

Decision Document Summary

The proposal sought permission for a detached storey-and-a-half dwelling, a domestic garage, and a wastewater treatment system at Turnings Lower Straffan, Co. Kildare. The site is located on a greenfield agricultural plot in a rural area classified as being under strong urban influence. The application was refused because the applicant did not demonstrate a qualifying local need, the site conditions were found to be unsuitable for effluent disposal due to poor percolation and a high water table,...
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