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STRATEGIC HOUSING DEVELOPMENT (ABP Decision): 336 residential units consisting of 245 no. houses, 27 no. apartments and 64 duplexes, car parking, bicycle parking, internal roads, services infrastructure, bin stores and bicycle store; footpath improvments along Standhouse Road; Landscaping, open space, play areas, boundary treatment and publc lighting

Refused

Core Refusal Reason

The proposed development materially contravenes the site-specific density limit of 15 units per hectare set out in the Newbridge Local Area Plan and fails to meet national urban design standards regarding layout, hierarchy, and open space provision.

Decision Maker's Conclusion

  • The proposed density of 35 units per hectare significantly exceeds the maximum density of 15 units per hectare stipulated for the 'C2' zoned lands in the Newbridge Local Area Plan, representing a material contravention of the statutory plan.
  • The design and layout are considered substandard and fail to comply with the 'Urban Design Manual - a Best Practice Guide' (2009), specifically regarding the lack of a clear hierarchy, poor quality of usable open spaces, and inadequate residential amenity for future occupants.
  • The proposal is contrary to the Regional Spatial and Economic Strategy (RSES) which requires a graded reduction in residential densities for self-sustaining towns like Newbridge, particularly at peripheral edge-of-settlement locations.

Cited Policies (CDP)

Newbridge Local Area Plan 2013-2019 Objective C2RSES Section 4.3Kildare County Development Plan 2017-2023 Policy LD01Kildare County Development Plan 2017-2023 Policy LD03Kildare County Development Plan 2017-2023 Table 15.1Kildare County Development Plan 2017-2023 Table 17.9Kildare County Development Plan 2017-2023 HL 6

Decision Document Summary

This Strategic Housing Development (SHD) application proposed the construction of 336 residential units (comprising houses, apartments, and duplexes) and a creche on a 9.77ha greenfield site at Ballymany, Newbridge, Co. Kildare. Located on the southwestern periphery of the town, the site is subject to a specific zoning objective in the Newbridge Local Area Plan that limits density to 15 units per hectare to protect the character of the settlement edge. Kildare County Council recommended refusal ...
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