Core Refusal Reason
The proposal would constitute undesirable ribbon development, failed to demonstrate safe effluent disposal due to shallow bedrock, and failed to rule out adverse impacts on nearby Natura 2000 sites.
Decision Maker's Conclusion
- The proposed development would constitute the fifth house within a 250-meter roadside frontage, leading to the creation of gap sites and the consolidation of an unsustainable pattern of ribbon development in a rural area under strong urban influence.
- The applicant failed to demonstrate that the site is suitable for the safe disposal of domestic effluent without risk to public health or the environment, specifically noting that bedrock was recorded at a shallow depth of 0.4 meters.
- It has not been established that the proposed development would not have adverse impacts on the River Barrow and River Nore SAC and SPA, given the hydrological connection between the site watercourse and these protected Natura 2000 sites.
Cited Policies (CDP)
Rural Settlement Strategy of the 2014-2020 County Development PlanRural Housing PolicyAppendix 4 of the Sustainable Rural Housing Guidelines
Decision Document Summary
Daragh Callanan sought planning permission for a single-storey dwelling, garage, and associated services at Ruthstown, Ballyfoyle, Co. Kilkenny. The site is located in a rural area identified as being under strong urban influence. Kilkenny County Council refused the application primarily because the proposal would exacerbate ribbon development by becoming the fifth house within a 250m stretch. Furthermore, the planning authority cited significant technical concerns regarding the shallow depth to...SOURCE PDFOpen Original
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