Core Refusal Reason
Failure to demonstrate compliance with rural housing local need criteria, excessive residential density in a rural area, and inappropriate development within a high-amenity landscape character area.
Decision Maker's Conclusion
- The applicant failed to provide sufficient documentary evidence to demonstrate a genuine local housing need as required under the rural housing criteria of the Kildare County Development Plan 2023-2029.
- The proposed development would exacerbate an excessive density of one-off housing in a rural area, which currently stands at 48 units per square kilometre, significantly exceeding the maximum limit of 30 units.
- The site is located within the River Liffey Landscape Character Area, designated as an 'Area of High Amenity', where the proposal would contribute to increasing suburbanisation and fail to maintain a clear distinction between urban areas and the countryside.
Cited Policies (CDP)
Policy HO P11Table 3.4Section 3.13.3Objective HO O59Policy HO P26Policy HO P15Objective HO 043
Decision Document Summary
Mary Donovan sought planning permission for a 360m² two-storey dwelling and associated works at Newtown Farm, Celbridge, Co. Kildare, located within the sensitive River Liffey Landscape Character Area. Kildare County Council refused the application because the applicant did not meet the 'local need' criteria for rural housing. Additionally, the planning authority determined that the development would result in an unsustainable concentration of housing in the area, exceeding density limits, and w...SOURCE PDFOpen Original
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