221248

the construction of 4 no. single/two-storey, 4 bed, dwellings each with 2 no. car park spaces and individual wastewater treatment systems and percolation areas, re-use/widening of existing entrance and provide 1 no. additional new entrance from School Road and all associated landscaping and ancillary site works including new internal local access road

Refused

Core Refusal Reason

The development was refused due to inappropriate design that fails to respect the rural character of the area, combined with significant public health and environmental risks arising from high water table levels and the cumulative impact of multiple individual wastewater treatment systems in a settlement expansion area.

Decision Maker's Conclusion

  • The proposed design fails to respect the rural character of Rathcoffey and would set an undesirable precedent for similar developments, contrary to Section 16.4 of the County Development Plan.
  • High water table levels recorded on-site indicate that the land cannot be drained satisfactorily, posing an unacceptable risk of water pollution and prejudice to public health.
  • The proliferation of individual wastewater treatment plants in this location is premature pending the upgrade of the existing licensed wastewater treatment plant in Rathcoffey and would have a negative cumulative impact on the local environment.

Cited Policies (CDP)

Section 16.4Chapter 2Chapter 4Chapter 17Volume 2 - Rural SettlementsTable 2.9SE 1 (Settlement Expansion)

Decision Document Summary

Bracq Ltd sought permission for the construction of four 4-bedroom detached dwellings on a 0.6284 Ha greenfield site at School Road, Rathcoffey, Co. Kildare. The site is located within the rural settlement boundary and designated for settlement expansion (SE 1). Despite the principle of development being acceptable, Kildare County Council refused the application due to design concerns that conflict with the rural character of the area and critical environmental constraints. Specifically, the hig...
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