Core Refusal Reason
The proposal constitutes undesirable 'Ribbon Development' in a rural area under urban influence and presents significant risks to groundwater quality due to shallow bedrock and a high density of existing wastewater systems.
Decision Maker's Conclusion
- The proposed dwelling would result in 'Ribbon Development', being the seventh house within a 300-metre road frontage, which is discouraged under national and local planning policy to prevent over-proliferation of rural housing.
- Significant concerns exist regarding the efficacy of the proposed wastewater treatment system and its impact on groundwater, specifically due to the observed shallow bedrock (1m) and the high density of existing domestic systems in a vulnerable aquifer area.
- The application lacks sufficient technical detail to demonstrate that the required 90m sightlines for traffic safety can be achieved and maintained at the proposed entrance on the local secondary road.
Cited Policies (CDP)
Kilkenny City and County Development Plan 2021-2027Appendix 4 of the Sustainable Rural Housing Guidelines (DoEHLG, 2005)Figure 9.2 Landscape Character AssessmentEPA 2021 Code of PracticeNational Roads Authority Design Manual for Roads and Bridges
Decision Document Summary
Charlotte Kehoe sought permission for a two-storey house and septic tank system at Kilmanaheen, Dungarvan, Co. Kilkenny. Although the applicant established a local rural connection, the site is located in an 'Area under Urban Influence' where the Planning Authority found the proposal would contribute to excessive ribbon development. Technical assessments revealed discrepancies regarding bedrock depth, posing a threat to groundwater in a sensitive aquifer. Additionally, the lack of detailed sight...SOURCE PDFOpen Original
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