Core Refusal Reason
The development was refused due to the creation of ribbon development and the visual impact of an excessively high two-storey dwelling on an elevated, exposed rural site.
Decision Maker's Conclusion
- The proposal would result in the fifth dwelling within 250m of road frontage, thereby constituting undesirable ribbon development contrary to the County Development Plan.
- The proposed two-storey dwelling, with a ridge height of 9.3m on an elevated site, is considered excessive in scale and would be visually incongruous with the neighboring single-storey and dormer houses.
- The development would be injurious to the character of the sensitive rural landscape due to the lack of natural screening and the significant excavation required to accommodate the large building footprint.
Cited Policies (CDP)
Kilkenny City and County Development Plan 2021-2027Ribbon Development PolicyRural Housing Policy
Decision Document Summary
The application proposed a large 365sqm two-storey dwelling and garage on an elevated site in Rathlogan, Johnstown. Although the applicants met the rural housing 'social need' criteria as the daughter of the landowner, the Planning Authority refused permission on two primary grounds: first, that the project would create ribbon development by adding a fifth house to a 250m stretch of road; and second, that the height and design of the house would be visually intrusive in a sensitive rural area, e...SOURCE PDFOpen Original
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