2461227

The development will consist of the completion from foundation level of storey and a half type house, previously granted under file ref. 17/1178, (b) the installation of proprietary wastewater treatment system with percolation area, previously granted under file ref. 17/1178, (c) new recessed vehicular entrance and access drive way, previously granted under file ref. 17/1178, (d) bored well, previously granted under file ref. 17/1178 and all associated site works.

Refused

Core Refusal Reason

The application failed to demonstrate compliance with current rural housing policy, contained an inaccurate development description regarding the status of works, and proposed a dwelling location that encroaches on flood risk zones.

Decision Maker's Conclusion

  • The applicant failed to provide a Rural Housing Application Form or any documentation to demonstrate a genuine local housing need as required by the Kildare County Development Plan 2023-2029.
  • The development description 'completion from foundation level' was found to be inaccurate upon site inspection as no foundations are in place and the previous permission (17/1178) has expired, meaning the proposal must be assessed as a new application.
  • A section of the proposed dwelling encroaches on lands identified as being at risk of flooding (0.1% AEP), which is considered contrary to the proper planning and sustainable development of the area.

Cited Policies (CDP)

Chapter 3 HousingSection 3.13Section 3.13.3Table 3.4HO P26HO O59

Decision Document Summary

Steven Miller sought permission for the completion of a storey-and-a-half house and wastewater system at Killmurry, Johnstownbridge, Co. Kildare, on a site where a previous permission had lapsed. The Planning Authority determined that the proposal could not be considered a 'completion' because site inspections revealed that development had not actually commenced. The application was fundamentally stalled due to the applicant's failure to prove a local housing need under updated 2023-2029 policy,...
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