Core Refusal Reason
The proposal fails to provide a robust justification for the site selection within a high-sensitivity landscape, exhibiting excessive massing and inappropriate design that conflicts with rural design guidelines and heritage protections.
Decision Maker's Conclusion
- The applicant failed to justify the choice of a site constrained by the Kilteel Wood pNHA and a recorded archaeological ringbarrow, particularly when alternative less-sensitive locations within the landholding were available.
- The proposed dwelling design, featuring a 30m long southern elevation and requiring a 2-3m ground cut, represents excessive massing and a failure to integrate into the high-sensitivity Eastern Uplands landscape as required by Chapter 16 of the County Development Plan.
- The proposed access via a substandard forest track and the restricted sightlines at the entrance create significant traffic safety concerns and fail to meet the technical requirements of the Transport Department.
Cited Policies (CDP)
Chapter 4Chapter 14Chapter 16Chapter 17Policy RH 2Policy RH 9Policy RH 10Section 4.12.7Table 4.3Table 17.2
Decision Document Summary
The proposal involved the construction of a 243sqm contemporary single-storey dwelling and associated site works at Kilteel Lower, Rathmore, Co. Kildare. The site is situated in a high-sensitivity landscape within the Eastern Uplands LCA, immediately adjacent to the Kilteel Wood pNHA and a recorded archaeological monument. While the applicant demonstrated compliance with local need criteria, the application was refused due to the inappropriate scale and massing of the building, its negative visu...SOURCE PDFOpen Original
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