Core Refusal Reason
The applicant failed to demonstrate a genuine local social or economic need for a rural dwelling, and the proposal would exacerbate excessive housing density in a high-amenity landscape area.
Decision Maker's Conclusion
- The applicant failed to demonstrate compliance with local need criteria (Social or Economic Need) and already owns a residence in the rural area, contravening Policy HO P11 and Objective HO O43.
- The development would exacerbate an excessive density of one-off housing, reaching 54 units per square kilometre and thus exceeding the maximum limit of 30 units per square kilometre defined in Objective HO O59 and Policy HO P26.
- The proposed dwelling is located within the River Liffey Character Area, an 'Area of High Amenity' with low compatibility for rural housing, and would be seriously injurious to the character and high landscape sensitivity of the area.
Cited Policies (CDP)
Policy HO P11Objective HO O43Objective HO O59Policy HO P26Table 3.4Section 3.13.3
Decision Document Summary
The proposal involves the construction of a 360m² 5-bedroom dwelling, garage, and wastewater treatment system at Newtown, Celbridge, Co. Kildare. The site is situated in a rural area characterized by high landscape sensitivity within the River Liffey Character Area. Kildare County Council refused permission primarily because the applicant did not establish a demonstrable local need and already owns a home in the vicinity. Additionally, the project would result in an over-concentration of housing...SOURCE PDFOpen Original
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