Core Refusal Reason
The development would constitute undesirable ribbon development in an area under urban influence, fails to demonstrate adequate traffic safety sightlines, and the applicants failed to prove a demonstrable economic or social need to reside in this rural area.
Decision Maker's Conclusion
- The proposed development would result in an excessive concentration of housing and constitute ribbon development through the creation of a gap site in a rural area already under significant development pressure.
- The applicant failed to demonstrate that the required 120m visibility sightlines are achievable for vehicles turning right from the local primary road (LP-3408) onto the private access lane, creating a traffic hazard.
- The applicants did not sufficiently demonstrate compliance with the rural housing policy regarding a 'demonstrable economic or social need' to reside in an Area under Urban Influence as required by the Development Plan and National Policy Objective 19.
Cited Policies (CDP)
Kilkenny City and County Development Plan 2021-2027Appendix 4 (Sustainable Rural Housing Guidelines)National Policy Objective 19 (National Planning Framework)Rural Housing Policy for Area under Urban Influence
Decision Document Summary
Lisa Connolly and Luke Marsh sought planning permission for a new bungalow, garage, and associated site works at Connolly's Lane, Cappagh, Co. Kilkenny. The site is located on a private cul-de-sac within an 'Area under Urban Influence' near Waterford City. Kilkenny County Council refused the application primarily because the development would exacerbate ribbon development and create a gap site in an area already saturated with housing. Additionally, the applicants failed to provide evidence of a...SOURCE PDFOpen Original
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