221071

Development will consist of constructing a cluster of 4 No. 4-bed detached bungalows, 4 No. detached domestic garages, installation of 4 No. individual effluent treatment systems, new recessed vehicular entrance with new roadway and footpaths leading to 4 No. individual site entrances and all associated ancillary siteworks Revised by Significant Further Information 1) change to the red line boundary; 2) revised layout; 3) revised surface water system; 4) relocation of proposed entrance to access from Redhills Park.

Refused

Core Refusal Reason

Failure to demonstrate compliance with rural housing local need criteria, significant environmental concerns regarding wastewater impact on groundwater, and a suburban-style layout that fails to integrate with the rural context.

Decision Maker's Conclusion

  • The applicant failed to provide evidence that the proposed occupants comply with the local need criteria required for small-scale clusters in rural nodes under Policy RH 25.
  • Significant environmental concerns exist regarding the potential cumulative impact of the proposed wastewater treatment systems on the Monasterevin/Rathangan Wellfields and general groundwater quality.
  • The proposed layout and design are considered overly suburban in nature, failing to adequately integrate with the rural character of the area or the existing Redhills Park development.

Cited Policies (CDP)

Policy RH 25Policy RH 26Policy RH 27Chapter 16Chapter 17Policy NH 1Policy GI 9Section 4.13.8Table 3.3Table 4.4

Decision Document Summary

Liam Eves sought planning permission for a rural cluster of four 4-bed detached bungalows and garages with individual effluent treatment systems on a 1.27ha site in Ellistown, Co. Kildare. The site is located within a designated rural node where such development is acceptable in principle. However, the planning authority identified critical deficiencies, including the failure to prove local housing need for the intended occupants, potential hydrogeological risks to the Monasterevin/Rathangan Wel...
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