Core Refusal Reason
The development constitutes an unauthorized second habitable unit that fails to comply with rural housing and family flat policies, while also creating a traffic hazard due to restricted visibility at the site entrance.
Decision Maker's Conclusion
- The standalone pool house, due to its scale and habitable layout including bedroom and kitchen facilities, is considered a second dwelling unit that fails to meet the Council's rural housing or family flat criteria.
- The structure forms a dominant and poorly screened feature that detracts from the visual amenities of the area on a busy approach road to the settlement of Kells.
- The retention of the stone gate piers and raised boundary walls restricts horizontal and vertical visibility at the site entrance onto the R697, creating a traffic hazard and contravening a previous planning condition (P. 22/141).
Cited Policies (CDP)
Section 13.15Rural Housing PolicyFamily flat policyKilkenny City and County Development Plan 2021-2027
Decision Document Summary
Brendan and Karen Morrissey sought retention permission for a 66sq.m standalone pool ancillary building and two stone gate piers at The Pink House, Kells, Co. Kilkenny. The site is situated in an Area Under Urban Influence along the R697 regional road. Kilkenny County Council refused the application primarily because the 'pool house' was found to be a self-contained habitable unit that violates rural settlement and family flat policies. Furthermore, the increased height of the entrance piers and...SOURCE PDFOpen Original
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