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for the following works. The proposed works will consist of the construction of a new private two storey dwelling, a new garage, a new site entrance including associated works to the existing boundary wall and the closure of the existing agricultural entrance, a new waste water treatment plant and associated percolation area and all other associated ancillary site works

Refused

Core Refusal Reason

The proposal was refused due to its contribution to unsustainable ribbon development and the failure of the applicants to demonstrate a specific housing need required to justify a new access onto a regional road.

Decision Maker's Conclusion

  • The proposed development would exacerbate haphazard linear development and lead to the coalescence of separate patterns of ribbon development along the regional approach road to Johnstown.
  • The creation of gap/infill sites would militate against the preservation of the rural environment and represent an undesirable precedent for further unplanned development in the area.
  • The applicants failed to demonstrate compliance with regional roads policy, which maintains a restrictive presumption against new access points to protect the strategic function, investment, and safety of the road network.

Cited Policies (CDP)

Section 7.8.3 of the Kilkenny City and County Development Plan 2021-2027Regional roads policy of the Kilkenny City and County Development Plan 2021-2027Section 3.5.2.3 of the Kilkenny County Development Plan 2014-2020Section 3.5.2 of the Kilkenny County Development Plan 2014-2020

Decision Document Summary

Amy and Rodger Greene sought outline permission for a two-storey dwelling, garage, and wastewater treatment system at Foulkscourt, Johnstown, Co. Kilkenny. The site is located along the R435 regional road in an area characterized by existing linear housing patterns. While the site is designated as 'Other Rural Areas' under the 2021-2027 Development Plan—which generally removes rural housing need criteria—the application was refused because it would intensify ribbon development and create undesir...
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