Core Refusal Reason
The application was refused due to the applicant's failure to demonstrate a local housing need, the speculative nature of the development on a landholding with a history of piecemeal development, and concerns regarding inappropriate backland design and wastewater treatment capacity.
Decision Maker's Conclusion
- The applicant failed to provide sufficient evidence of compliance with local need criteria as required by Policy RH2, specifically failing to demonstrate the required 12-year residency period in the rural area.
- The proposal constitutes haphazard, piecemeal, and backland development on lands intended for speculative sale, which would set an undesirable precedent and contribute to the suburbanisation of a rural area under urban influence.
- The development lacks a site-specific hydrogeological assessment to address concerns regarding the high density of wastewater treatment systems within an Inner Source Protection Zone, posing a potential risk to human health and groundwater quality.
Cited Policies (CDP)
Policy RH2Policy RH4Policy RH9Policy RH9(i)Policy RH9(iv)Policy RH9(vii)Policy RH14Chapter 4Chapter 16Chapter 17Table 4.3Section 4.12.7
Decision Document Summary
The proposal sought planning permission for a detached 1.5-storey dwelling, garage, and on-site wastewater treatment system at Manley Lane, Tullylost, Rathangan, Co. Kildare. The site is located in a rural area characterized by linear patterns of residential development and is part of a landholding with a long history of planning applications. Kildare County Council refused the application on five grounds, primarily citing the applicant's failure to meet local housing need requirements, the spec...SOURCE PDFOpen Original
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