Core Refusal Reason
The proposal failed to demonstrate site suitability for wastewater treatment due to a high water table, provided inadequate and inaccurately measured access sightlines, and raised significant residential amenity concerns regarding the overlooking of an adjacent property.
Decision Maker's Conclusion
- The site is unsuitable for the proposed wastewater treatment system as the water table was recorded at less than 0.5m below ground level, which is non-compliant with EPA standards.
- The proposed vehicular entrance off the LP 2613 provides substandard and inaccurately measured sightlines, failing to meet the required 120m visibility for this class of road.
- The orientation and siting of the dwelling house would result in the direct overlooking of the private open space of the neighboring cottage to the north, negatively impacting residential amenity.
Cited Policies (CDP)
Kilkenny City and County Development Plan 2021 – 2027Rural Housing PolicyArea under Urban InfluenceEPA code of practice 2021
Decision Document Summary
Philip Byrne and Ciara McCartin sought permission for a 236sqm one-and-a-half-storey dwelling and domestic garage at Coolbricken, Co. Kilkenny, located within an 'Area under Urban Influence'. Although the applicant demonstrated compliance with the rural housing policy as the son of the landowner, the application was refused due to critical technical and design failures. The site's high water table renders it unsuitable for a standard percolation area, the proposed access onto the LP 2613 is cons...SOURCE PDFOpen Original
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