Core Refusal Reason
The proposal fails to demonstrate a genuine rural housing need, would contribute to ribbon development in a High Amenity area, and is technically unsuitable for on-site wastewater treatment due to poor soil conditions.
Decision Maker's Conclusion
- The applicant failed to demonstrate a demonstrable functional social or economic need to reside in the open countryside under Objective CPO 6.41, as the applicant already owns property elsewhere and the family home is located within the village boundary.
- The development would result in ribbon development and urban sprawl in a designated Landscape Area of High Amenity, leading to the erosion of the rural landscape and contrary to the settlement strategy for the area.
- The site is unsuitable for the safe disposal of domestic effluent due to a low subsurface soil percolation value (T-value of 1), and the proposal directly contravenes a previous sterilisation condition (PRR 95/2630) intended to restrict further development on these lands.
Cited Policies (CDP)
County Development Plan 2022-2028Chapter 3 – Core StrategyChapter 4 – Settlement StrategyObjective CPO 6.41Objective CPO 6.4Table 6.3Chapter 12 – Sustainable TransportationChapter 17 – Natural Heritage & BiodiversityAppendix 1 – Development and Design StandardsAppendix 2 – Rural Design Guide
Decision Document Summary
The application proposed the construction of a 375sqm single-storey dwelling, shed, and wastewater treatment system on a site located outside the village boundary of Manor Kilbride in a designated High Amenity area. Wicklow County Council refused permission because the applicant did not meet the rural housing need criteria, and the project would exacerbate ribbon development and suburbanisation. Furthermore, the site was deemed technically unsuitable for effluent disposal due to poor soil percol...SOURCE PDFOpen Original
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