Core Refusal Reason
The proposed development is considered visually obtrusive in a sensitive upland landscape, fails to adequately demonstrate compliance with rural housing policy for areas under urban influence, and presents unresolved technical issues regarding road safety sightlines and surface water drainage.
Decision Maker's Conclusion
- The dwelling design, particularly the use of raised stilts on a sloped site in an upland character area, is visually obtrusive and fails to adhere to the standards set out in the Kilkenny County Rural Design Guide.
- The applicant has not provided sufficient documentary evidence, such as map locations and address history, to prove a demonstrable social need to reside in this specific rural area under the 'Area under Urban Influence' criteria.
- The proposal fails to demonstrate that safe 90m sightlines can be achieved without excessive hedgerow removal, and the proposed drainage via soakpits is inadequate for the elevated nature of the site.
Cited Policies (CDP)
Section 7.8.4Section 12.10Figure 9.2Appendices GKilkenny City and County Development Plan 2021-2027
Decision Document Summary
Grainne Cullen sought permission for a 182sqm single-storey dwelling and wastewater treatment system on a 0.32-hectare greenfield site in Killeen, Inistioge. The site is located within an upland area designated as an 'Area under Urban Influence' in the Kilkenny County Development Plan. While the applicant has local family ties, the Planning Authority raised significant concerns regarding the visual impact of the 'stilt' design on the scenic landscape, potential overlooking of neighboring propert...SOURCE PDFOpen Original
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