2460372

for the raising of the ridge of existing 2 storey cottage and the renovation of same with minor fenestration alterations, the building of a single storey extension to the rear, the re-configuration of the existing vehicular entrance to provide separate gates to both the farm and dwelling within a single shared recess, the installation of a small onsite waste water treatment system to current EPA guidelines, and all associated site development works

Refused

Core Refusal Reason

The proposal was refused due to traffic safety hazards arising from a new access onto the N81 national road and the technical unsuitability of the site for an onsite wastewater treatment system due to poor soil percolation.

Decision Maker's Conclusion

  • The proposed development would create an adverse impact on the N81 national road, endangering public safety by reason of traffic hazard and setting an undesirable precedent for frontage development on national routes.
  • The site is unsuitable for an onsite wastewater treatment system as the percolation value of the sub-soil (PV < 3) is contrary to the EPA Code of Practice and Policy HO P27 of the Kildare County Development Plan 2023-2029.
  • Granting permission would be prejudicial to public health and contrary to the proper planning and sustainable development of the area due to the failure to demonstrate safe effluent disposal and safe road access.

Cited Policies (CDP)

Chapter 15 - Development StandardsSection 15.4.12Chapter 5 - Sustainable Mobility & TransportPolicy HO P27

Decision Document Summary

The applicant proposed the renovation and extension of an existing two-storey cottage at Hempstown Commons, Rathmore, Co. Kildare, including a reconfigured entrance onto the N81 and a new wastewater treatment system. While the physical design of the extension was considered acceptable, the application was refused primarily because the new access onto a high-speed national road was deemed a traffic hazard by Transport Infrastructure Ireland (TII). Additionally, the Environment Department recommen...
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