Core Refusal Reason
Failure to demonstrate a genuine rural-generated housing need in an Area of Urban Influence, compounded by significant technical deficiencies regarding site visibility, wastewater treatment on shallow bedrock, and inappropriate siting.
Decision Maker's Conclusion
- The applicants failed to demonstrate a functional economic or social need to reside in this rural area, as they currently reside in a traditional farmhouse on the family landholding which has a valid planning permission for an extension (Ref. P.20/798).
- The proposed development is technically deficient due to the inability to achieve required visibility splays (120m) without third-party consent and the presence of bedrock just 0.4m below ground level, which invalidates the proposed wastewater treatment system.
- The proposed siting of the dwelling 140m from the road on an elevated, open site devoid of natural boundaries is considered visually intrusive and fails to integrate appropriately with the rural landscape.
Cited Policies (CDP)
Kilkenny City and County Development Plan 2021-2027Qualifying Criteria for Rural HousingAreas under urban influenceOccupancy Condition
Decision Document Summary
Liam Grace & Laura Meade sought permission for a 229sqm single-storey dwelling at Kilbride, Glenmore, Co. Kilkenny, within an area designated as being under 'Urban Influence'. The Planning Authority determined that the applicants' housing need is already met by an existing farmhouse on the family farm, for which an extension permission remains valid. Additionally, the proposal was deemed unsuitable due to unsafe road access, shallow bedrock hindering proper drainage, and a prominent siting that ...SOURCE PDFOpen Original
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