Core Refusal Reason
The refusal is based on the site's inability to safely manage wastewater due to high water table levels and its significant negative visual impact on a designated scenic landscape, which would exacerbate unsustainable ribbon development.
Decision Maker's Conclusion
- The applicant failed to demonstrate that the site is capable of safe effluent disposal, as trial holes revealed a high water table within 200mm of ground level in an area with extreme aquifer vulnerability.
- The proposed dwelling on an elevated, exposed site would cause unacceptable visual intrusion and detract from the character of a designated Highly Scenic/Visually Pleasing Area and Scenic View V7.
- The development would lead to an excessive concentration of housing in an unserviced rural area, further consolidating a haphazard and unsustainable pattern of ribbon development.
Cited Policies (CDP)
Kilkenny City and County Development Plan 2021-2027Scenic View V7Appendix HHighly Scenic/Visually Pleasing Area designation
Decision Document Summary
Aoife O’Carroll and Thomas Delahunty applied for permission to construct a 290sq.m dwelling, garage, and wastewater treatment system at Brownsbarn, Thomastown, Co. Kilkenny. The site is situated in a sensitive upland area overlooking the Nore Valley, designated as a Highly Scenic Area with a protected view (V7). While the applicant demonstrated a social need to live in the area, Kilkenny County Council refused permission due to public health risks associated with poor site drainage and high wate...SOURCE PDFOpen Original
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