Core Refusal Reason
The applicant failed to demonstrate a genuine local housing need, and the proposed dwelling's design and siting were deemed visually incongruous and injurious to the character of a high-sensitivity landscape.
Decision Maker's Conclusion
- The applicant failed to provide sufficient documentary evidence to demonstrate a genuine local housing need in accordance with Policy HO P11 and Section 3.13 of the Kildare County Development Plan 2023-2029.
- The proposed dwelling, by virtue of its siting, design, and excessive roof-to-wall proportions, would be visually obtrusive and incongruous within the Eastern Uplands, an area of high landscape sensitivity.
- Granting permission would consolidate existing unauthorized development on the site and set an undesirable precedent for similar sporadic development that detracts from the rural character of the area.
Cited Policies (CDP)
Policy HO P11Section 3.13Policy HO P12Policy HO P15Objective HO O59Policy RH9Appendix 4 Rural Design GuideTable 3.4Table 4.3
Decision Document Summary
Shane Miley sought permission for a dormer bungalow, domestic garage, and effluent treatment system at Grangebeg, Dunlavin, Co. Kildare, located within the Eastern Uplands landscape character area. The application was refused primarily because the applicant did not meet the 'local need' criteria required for one-off housing in this rural zone. Additionally, the planning authority found the proposed design—specifically the siting, hipped roof, and solid-to-void ratios—to be visually dominant and ...SOURCE PDFOpen Original
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