Core Refusal Reason
The primary grounds for refusal relate to the site's location within a high-risk Fluvial Flood zone (Flood Zone A) and its unsuitability for on-site wastewater treatment due to high water table levels.
Decision Maker's Conclusion
- The proposed development is located within Fluvial Flood Zone A; the applicant failed to demonstrate that the dwellings would not be vulnerable to historic flooding or increase the risk of flooding to adjoining properties.
- The site is considered unsuitable for the provision of an on-site wastewater treatment system as the winter water table is less than 300mm below ground level, posing a significant risk to public health and groundwater quality.
- The proposal would contribute to an excessive density of one-off rural housing and undesirable ribbon development in a 'Rural Area Under Strong Urban Influence', conflicting with policies intended to protect the rural character and landscape of the area.
Cited Policies (CDP)
Policy HO P11Policy HO P13Policy HO P14Policy HO P27Policy HO P33Objective HO O59Policy RH13Objective TM O118Policy BI O26Policy LR P1
Decision Document Summary
The application sought permission for two detached bungalow-type dwellings and associated site works at Turnings Lower, Straffan, Co. Kildare. Although the applicants established a local housing need, the proposal was refused due to critical environmental and technical constraints. The site is situated within a high-risk flood zone (Flood Zone A) and lacks the necessary drainage characteristics for safe effluent disposal. Furthermore, the planning authority determined that the development would ...SOURCE PDFOpen Original
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