Core Refusal Reason
The application was refused due to the site's location within a designated flood risk area without a flood risk assessment, inappropriate architectural design that fails to respect the rural character, and concerns that the development would exacerbate suburbanisation in an area already under significant pressure from linear development.
Decision Maker's Conclusion
- The proposed development is located within a designated flood risk area, and in the absence of a site-specific flood risk assessment, the proposal is contrary to the Planning System and Flood Risk Management Guidelines (2009).
- The scale, form, and proportions of the proposed two-storey dwelling are considered inappropriately designed for this rural area and fail to comply with the design principles set out in Chapter 16 of the Kildare County Development Plan 2017-2023.
- The development would contribute to the increasing suburbanisation of the area and exacerbate an excessive density of development in a rural location that lacks the capacity to absorb further linear housing.
Cited Policies (CDP)
Policy RH2Policy RH9Policy RH9(i)Policy RH9(iv)Policy RH10Policy RH12Policy RH17Chapter 16Chapter 17Section 4.12.3Section 4.12.6Section 4.13Table 4.3Map 4.4
Decision Document Summary
Marian Whelan applied for permission to construct a two-storey, four-bedroom house and an effluent treatment system on a 0.404ha greenfield site at Turnings, Straffan, Co. Kildare. Although the applicant demonstrated compliance with local rural housing need criteria under Policy RH2, the Planning Authority refused the application on three primary grounds. Firstly, the site is situated within a flood zone and lacked a necessary flood risk assessment. Secondly, the proposed 234sqm dwelling was dee...SOURCE PDFOpen Original
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