Archive for the ‘Single Rural Dwellings in Kildare’ Category

Refurbishing or Replacing a Dwelling in Kildare

October 1, 2012

In December 2009 I wrote about policies relating to refurbishing and replacing dwellings in Co. Kildare.  It is time to update this article given the important changes in the new development plan 2011 – 2017.

It is the policy of the Council to promote the re-use or sensitive restoration of building of vernacular architecture.  In this regard they will encourage the restoration of derelict traditional vernacular dwellings where it can be restored to habitable accommodation in keeping with its original character. Derelict in this instance means that the structure, including the walls, must be intact. Applicants do not need to comply with local need criteria.

In the case of a structurally unsound derelict dwelling a replacement dwelling of the same size and scale will be considered but applicants must comply with local need criteria.

Finally, where the replacement of a non-vernacular dwelling is being proposed, there are a number of criteria that need to be met relating to structural integrity and details of when the structure was last used as a dwelling.  Local needs are not required if the same size and scale of dwelling is being provided.  However, if a larger scale dwelling is being proposed then compliance with local needs is a requirement.

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New Kildare Development Plan: One-off Houses

May 16, 2011

The majority of applications coming before the Council these days are for one-off houses, so this seems like as good a place as any to start the series of articles on the new plan. 

 The first thing to notice about the new plan is that it allocates a certain percentage of the total projected growth for the county to rural housing over the lifetime of the Plan – 15%.  It will be interesting to see what happens if this allocation is met and applications continue to be lodged with the Council. The second thing to note is that the Plan estimates that this 15% allocation exceeds the number of one-off dwellings granted permission during 2005 – 2009 by 20%.  This seems to be a clear indication that the Council are intent on reigning in the amount of one-off houses being granted in the county.

As with any application for one-off housing the first issue which the planners address is whether the applicant qualifies to build a house in the rural area of the county.  This is assessed having regard to what are terms local needs criteria.  the big difference from the previous plan is that the county has now been divided into two.  Broadly speaking the area to the north and east of Newbridge  has been designated Zone 1 and the area to the south of Newbridge has been designated Zone 2 (se Map 4.1 in the Development Plan).  Zone 1 is the more difficult of the two in which to meet the local needs criteria in that the family home needs to be 5 kilometres from the site where it is proposed to build, whereas in Zone 2 a more generous distance of 8 kilometres applies.  The latter is consistent with the distance applied under the previous plan (although it was never actually stated in the plan).  The other main differences between the two zones involves a 7 year versus 5 year timeframe for the length of time engaged on the farm for farmers seeking to build a house.

There had been much concern that the threshold for having lived in a rural area was going to increase from 12 years to 18 years as was provided for in draft versions of the Plan.  However the 12 year threshold has remained for both zones.

Other changes from the previous plan include a specific 7 year timeframe for occupancy conditions (i.e. time applicant must reside in the house following initial occupation); to allow for single  storey backland development for family members  certain circumstances and to restrict access from existing and former tow paths along the canals.

In relation to the replacement of existing dwellings it appears that the applicant now has to qualify under the local needs criteria.  This was not the case under the previous plan.  The only exception to the local needs requirement is where the applicant is replacing a dwelling of the same size and footprint as the existing dwelling.

Finally the new plan recognises the fact that some people living just outside the boundary of the county seek to live in Kildare.  Provision is made to facilitate such people within 5 kilometres of the county boundary, subject to certain criteria.

Overall it would appear that the Council will be applying a stricter approach to the assessment of one-off housing over the lifetime of the new Plan in order to reduce the amount of one-off houses granted by approximately one fifth.  Given that applications for one-off houses are the staple diet of applications before the Council at present there is every chance that the target set out in the Plan is likely to be tested at some stage in the future.

Rural Dwellings for persons working in the Kildare Bloodstock Industry

January 11, 2010

The current Kildare County Development Plan contains a list of categories which people must qualify under if they are to obtain planning permission to build a house in the rural parts of the county (i.e. Local Need Categories).  One of the categories (Category No.2) specifically relates to the bloodstock industry.  It states that

“Persons whose full time employment is in the bloodstock industry, forestry or horticulture and who can demonstrate a need to live in a rural area in the immediate vicinity of their employment in order to carry out their employment and that they have been engaged in this form of employment for a period of over five years.” (more…)

Rural Dwelling Planning Blog

November 24, 2009

Please refer to my blog on rural dwellings for general advice on planning matters concerning rural dwellings/one-off dwellings.  The blog is in its infancy but I hope to expand the information available in the near future.

Click here to access Rural Dwelling Planning Blog

Rural Housing Application Form

November 20, 2009

When applying for planning permission for a single dwelling in a rural area of Kildare there is an additional form to fill out over and above the normal planning application form.  This form is often not submitted with applications for rural dwellings and results in requests for further information from the Council which delay the application.

The form requires the applicant to answer a number of questions.  These questions are designed to allow the Planning Authority assess if the applicant qualifies for planning permission for a dwelling in the countryside.  The form is very useful in quickly determining if an individual complies with any of the 5 criteria for local need as it highlights the specific requirements and details what documentation is required to demonstrate compliance with each of the criteria involved.

A link to Council’s website where the form can be downloaded is provided below:

Rural Housing Application Form

 

Rural Housing Application Form – Make sure to include it with your application