Refusal decisions · 7–13 Sep 2026

1. Having regard to the provisions of the “Sustainable Rural Housing Guidelines for Planning Authorities” issued by the Department of the Environment, Heritage and Local Government in April 2005, to the location of the site within an area Under Urban Influence as set out in the Kilkenny County Development Plan 2021-2027, to the aims and objectives of the planning authority’s rural settlement strategy in relation to housing in such areas, as set out in the Development Plan, it is considered that the applicant has not demonstrated that future occupants of the houses come within the scope of the housing need criteria set out in the Guidelines or the City and County Development Plan 2021-2027 for housing at this rural location. The proposed development for outline permission, in the absence of any identified locally- based need for the housing, would contribute to the encroachment of random rural development in the area and would militate against the preservation of the rural environment and the efficient provision of public services and infrastructure. The proposed development would therefore be contrary to the provisions of the said Ministerial Guidelines, would contravene the objectives of the Development Plan and would be contrary to the proper planning and sustainable development of the area.
2. The proposed development, which would be in an unzoned, rural area outside the development boundary of Thomastown, would comprise an excessive number of houses in a rural area that is under urban development pressure. It is the policy of the Planning Authority, as set out in the Kilkenny City and County Development Plan 2021-2027, to channel housing into suitably zoned land and into designated settlements where the appropriate social, community and physical infrastructure either exists or is planned. It is considered that the proposed development, taken in conjunction with existing developments in the vicinity, would exacerbate the haphazard unsustainable form of development in this rural area, would intensify urban sprawl on this local road and would be contrary to the policies set out in said Development Plan. The proposed development would, therefore be contrary to the proper planning and sustainable development of the area.
3. Having regard to: (a) the existing deficiency in the road network serving the site; (b) the restricted width of the roads serving the site, particularly the L8202 where two cars are unable to pass safely, (c) absence of footpath infrastructure it is considered that the additional traffic movements generated by the proposed development would endanger public safety by reason of traffic hazard or obstruction of road users.
4. Having regard to the location of the site on lands underlain by a designated locally important aquifer with an high/extreme vulnerability rating, single site characterisation form submitted only to serve three no dwelling site contrary to EPA Guidelines requirements, absence of ground water testing and to the high density of existing waste water treatment systems already in the area, the Applicant has failed to demonstrate to the satisfaction of the Planning Authority that effluent may be safely disposed of on this site without risk to ground waters or to the environment. The development as proposed would therefore be prejudicial to public health and contrary to the proper planning and sustainable development of the area.

The proposed dwelling house would be the sixth dwelling house in a row over the course of c.300m running in a south north direction. There are already 5 no. dwelling houses with in a row over the course of 250m due north, which constitutes ribbon development. The proposed development would extend and exacerbate this existing pattern ribbon development and militate against the preservation of the rural landscape and environment and may result in requests for the uneconomic provision of services in the rural area. The proposed development is therefore contrary to the requirements around the avoidance of ‘Ribbon Development’ in Section 7.8.3 of the Kilkenny City and County Development Plan 2021-2027 and to proper planning and sustainable development of the area.