211205
is sought for development which consists of (A) Demolition of existing house and outbuildings, (B) permission for the construction of 9 no. one and a half storey detached houses, (C) the installation of Oakstown BAF waste water treatment system and polishing filter percolation area on each site and (D) construction of main site entrance off the public road, internal vehicular access road, footpaths, public lighting, landscaping and all associated ancillary siteworks
Refused
Core Refusal Reason
The proposal constitutes a speculative, urban-generated residential development on agricultural lands that fails to demonstrate a genuine local housing need and lacks adequate wastewater infrastructure and safe traffic access.
Decision Maker's Conclusion
- The development is a speculative urban-generated housing project on lands zoned for agriculture, failing to meet the mandatory 'local need' criteria and documentary evidence required by Policy HP9 of the Kilcullen Local Area Plan.
- The proposed reliance on nine individual wastewater treatment systems lacks a detailed hydrogeological assessment and fails to utilize available public infrastructure, posing a significant risk to public health and groundwater quality.
- The site's location on a high-speed section of the R448 Regional Road, combined with a lack of pedestrian and cycle connectivity to Kilcullen, would create a traffic hazard and endanger public safety for vulnerable road users.
Cited Policies (CDP)
Kilcullen Local Area Plan 2014-2020 Objective I - AgriculturalPolicy HP9 of the Kilcullen Local Area Plan 2014-2020Rural Housing Policy Zone 1 (Kildare County Development Plan 2011-2017)Chapter 17 of the Kildare County Development Plan 2017-2023
Decision Document Summary
Nyle Rafferty sought permission for the demolition of an existing house and the construction of 9 detached dwellings with individual wastewater treatment systems on a 2.4ha site at Brownstown, Kilcullen. The site is located on the rural edge of the town on lands zoned for agricultural use under the Kilcullen Local Area Plan. Kildare County Council refused the application as it was deemed a speculative, urban-generated development that failed to establish a genuine local housing need for the inte...SOURCE PDFOpen Original
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