2460360

for a single storey dwelling on a partially developed residential site permitted under planning permissions P03/629 and P14/589, to include for ancillary garage/storage, completion of site entrance works, internal access drive, site boundary treatments, site drainage and all associated site development works. A Natura Impact Statement (NIS) has been prepared in respect of the proposed development and will be submitted with the application,

Refused

Core Refusal Reason

The proposed residential development is located within a high-risk fluvial flood zone (Zone A) and fails to satisfy the requirements of the Development Management Justification Test, posing a significant risk to the safety of occupants and emergency services.

Decision Maker's Conclusion

  • The proposed dwelling is a highly vulnerable use situated in Flood Zone A, where the probability of flooding exceeds 1%, presenting an unacceptable risk to human health and safety.
  • The application fails the Justification Test because the site is located in an area where flood risk can be avoided, and the development is not considered essential for the proper planning of the city center.
  • Flood depths on the primary access route, Canal Walk, would reach levels (up to 2.0m in extreme events) that would prevent safe access and egress for residents and emergency services during flood events.

Cited Policies (CDP)

Section 10.2.6.2Map 23aMap 23b

Decision Document Summary

This application sought permission for a single-storey dwelling and ancillary works on a site at Canal Walk, Kilkenny, adjacent to the River Nore. Although the land was recently rezoned to 'Existing Residential', the site is almost entirely located within Flood Zone A. The proposal was refused because it constitutes a highly vulnerable use in a high-risk flood area, failing the mandatory Justification Test. Specifically, the planning authority determined that the risk could be avoided by not dev...
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