2461230

for (A) construction of 1 no. single storey house on site 4 for Gordon Condon (B) construction of 1 no. garage for domestic use on site 4 (C) temporary access for site 4 from existing driveway to applicant’s own house, (D) site development works for 4 no. future single storey houses including roads, paths, services, landscaping (sites 1-3 and 5), (E) 1 no. new vehicular recessed entrance, servicing sites 1-5, (F) 1 no. connection to public mains sewerage, servicing sites 1-5 and all associated site works

Refused

Core Refusal Reason

The proposed development exceeds the maximum allowable rural housing density, fails to demonstrate a genuine local need for a five-house cluster, and features a design that is incompatible with the character of the area.

Decision Maker's Conclusion

  • The proposal would exacerbate an excessive density of one-off housing in a rural area, significantly exceeding the limit of 30 units per square kilometre set out in Objective HO O59.
  • The applicant failed to provide sufficient documentary evidence to establish a genuine local need for the proposed five-house cluster or demonstrate compliance with criteria for family farm holdings.
  • The design of the dwelling, specifically its 6.3m ridge height and dominant roof profile, is considered inappropriate for the site's context and would negatively impact the established pattern of development.

Cited Policies (CDP)

Policy HOP11Section 3.13.3Policy HOP26Objective HO O59Policy HO P11Objective HO O43Policy HO P12Policy HO P13Policy HO P14Appendix 4Chapter 15

Decision Document Summary

Brendan Condon sought permission for a residential development in Donore, Caragh, consisting of one single-storey house and site works for four future houses, effectively creating a five-house cluster on a 1.41-hectare site. Kildare County Council refused the application primarily because the area's housing density (47 units/sq km) already exceeds the Development Plan's threshold, and the proposal would contribute to further suburbanisation. Additionally, the applicant failed to justify the loca...
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