Core Refusal Reason
The applicant failed to demonstrate that the proposed dwelling's scale and siting would not adversely impact the visual character of the rural area, and provided insufficient technical evidence regarding the site's suitability for safe on-site wastewater treatment.
Decision Maker's Conclusion
- The scale and siting of the proposed dwelling are considered inappropriate relative to existing dwellings in the area, necessitating a significant setback and a comprehensive native landscaping plan to mitigate visual impact.
- The application lacks essential technical detail, including scaled cross-sections and precise locations for the proposed wastewater treatment system and sand filter, to ensure proper site integration.
- A new trial hole and further assessment are required to accurately determine the water table level and soil mottling, as compliance with the EPA Code of Practice for wastewater disposal has not been definitively established.
Cited Policies (CDP)
Policy RH 2Policy RH 9Section 4.12.7Table 4.3Chapter 16Chapter 17Table 17.2
Decision Document Summary
This application seeks permission for a detached two-storey rural dwelling, a domestic garage, and a wastewater treatment system on a 1.23ha site in Pullagh, Kildangan. While the applicant successfully demonstrated compliance with 'local need' criteria under the Kildare County Development Plan, the planning authority identified significant outstanding issues. The proposal was effectively refused in its current form (via a request for further information) due to concerns that the dwelling's scale...SOURCE PDFOpen Original
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