Sheastown, Co. Kilkenny, Kilkenny, Kilkenny
Sheastown, Co. Kilkenny, Kilkenny
What was proposed
for (1) Retention Permission to retain indefinitely a change of use of a single storey stable building to dwelling house and Permission for change of use to short-term letting, (2) Retention Permission to retain indefinitely an existing single storey agricultural building and Permission for change of use to domestic garage, (3) upgrading existing wastewater treatment system and (4) all associated site works
Refusal reasons
- The primary application is for retention as a house, then change of use for short term let until again required as a house. Having regard to the size and scale of the structure to be retained as a dwelling on site, with a stated area of 26.7sq.m, it is considered that the retention and use of this structure as a dwelling would represent a substandard form of development which, when compared to even the minimum size for an apartment as set out in the Kilkenny City and County Development Plan 2021- 2027, would be inadequately sized. It is considered that retention of the development would set an undesirable precedent for further such development and will be contrary to the residential amenities and proper planning and sustainable development of the area.
- (a) The combined areas of the existing outbuilding and proposed garage are deemed excessive to serve the needs of only a proposed short term let accommodation on this subject site (b) The scale, design and location of the proposed garage, are out of character with the residential nature of the site, and contrary to the visual amenities of the area The proposed garage on site is therefore considered contrary to the residential amenities, rural character, visual amenities and proper planning and development of the area.
- The applicant has (i) stated that the vehicular entrance adjacent to the agricultural building which is proposed for use as a domestic garage will not be used to facilitate the short-term let building, (ii) has not demonstrated vehicular parking for visitors on site or internal vehicular access leading to the proposed domestic garage, and (iii) has not demonstrated in relation to either vehicular entrance serving the site, that adequate sightlines exist or can be achieved and maintained for vehicles entering and egressing the site; the applicant has failed to demonstrate that the development would not give rise to traffic hazard at this location and would be contrary to the proper planning and sustainable development of the area.
- The applicant has failed to demonstrate provision of an adequate water supply to serve the development and has not submitted a Confirmation of Feasibility from Uisce Eireann to serve the building to be used for short-term let; the applicant has failed to the demonstrate that the development would not be prejudicial to public health.
- The applicant has failed to demonstrate that the wastewater treatment system is adequate to cater for the existing and proposed development or adequate provision for the disposal of surface water on site, and the development as proposed would be prejudicial to public health and the environment.
- The subject buildings for retention form part of a larger landholding which also includes a dwelling house. The water, wastewater and vehicular access serving the dwelling house on site are proposed to serve the buildings for retention on site. The applicant has failed to demonstrate in the application documents that sub-division of the overall landholding will not occur; such sub-division of the landholding and the associated services for would give rise to traffic hazard, and would be prejudicial to public health and the environment, and the proper planning and sustainable development of the area.