2561369

erection of new 2 storey detached 4 bedroom dwelling house (gross internal area 240m2) on existing side garden area to include shared access via existing access & driveway, car parking space for 2 cars, new service & drainage connections, and associated site development works, on site comprising (1827m2) 0.183 hectares approx

Refused

Core Refusal Reason

The proposed development is located on the indicative route of a planned transport corridor (Road Objective MT03.13) and is considered premature pending the final determination of this route.

Decision Maker's Conclusion

  • The development would obstruct the indicative route of Road Objective MT03.13 in the Celbridge LAP, which is required to be safeguarded for a potential new road and bridge crossing over the River Liffey.
  • The site is located within a high-probability fluvial flood zone (10% AEP), and the submitted Site-Specific Flood Risk Assessment was deemed inadequate as it incorrectly assessed a two-dwelling scheme and lacked necessary detail on site-level raising and pollution control.
  • The proposal would result in unacceptable overlooking of the adjacent residential property to the north and failed to provide an Arboricultural Assessment to justify the impact on the sensitive riparian zone of the River Liffey.

Cited Policies (CDP)

Objective MT03.13Map 8.1Section 1.2Objective BRDO1.3INFO3.2Figure 12.4Chapter 2Chapter 3Chapter 5Chapter 6Chapter 10Chapter 11Chapter 12Chapter 13Chapter 14Chapter 15Section 12.10.1

Decision Document Summary

The proposal sought permission for a 240 sqm, two-storey detached 4-bedroom dwelling on a side garden site at Upstream Templemills, Celbridge, located between the River Liffey and the Pausdeen Stream. Although the site is zoned for residential infill, Kildare County Council refused permission primarily because the site is traversed by a protected transport corridor route (Objective MT03.13) for a future road and bridge. Further grounds for refusal included significant fluvial flood risk concerns...
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