23401

will consist of constructing 4 no. dormer bungalows ,4 no. detached garages, new individual effluent treatment system to each dwelling, 2 no. dual recessed vehicular entrances, widening of existing access roadway with new footpath along site boundary and all associated ancillary site-works

Refused

Core Refusal Reason

The proposal fails to demonstrate a genuine local housing need for all four units, constitutes speculative development in a rural area, and proposes an inappropriate linear layout requiring excessive hedgerow removal.

Decision Maker's Conclusion

  • The applicants failed to demonstrate a genuine local housing need for the four proposed dwellings as required by Policy HO P11, indicating the development is speculative in nature and contrary to rural housing policy.
  • The proposed development does not meet the specific criteria for a rural cluster under Section 3.13.3 of the County Development Plan and instead represents an inappropriate linear/ribbon-style layout that is urban in nature.
  • The proposal involves the excessive and unjustified removal of approximately 150m of mature hedgerow and trees, which is contrary to council policies aimed at protecting rural character, biodiversity, and visual amenity.

Cited Policies (CDP)

Policy HO P11Objective HO O43Section 3.13.3Policy HO P30Objective HO O51Objective HO O52Objective BI O26Policy HO P12Policy HO P13Objective HO O45Objective HO O59Table 15.7

Decision Document Summary

The proposal sought planning permission for a cluster of four dormer bungalows, detached garages, and individual effluent treatment systems at Timahoe West, Coill Dubh, Co. Kildare. The site is a 0.97ha greenfield area located in a rural setting near Timahoe Primary School. Kildare County Council refused the application because the applicants failed to establish a local housing need for all units, suggesting a speculative development. Additionally, the planning authority determined that the prop...
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