2460109
for the construction of a special needs housing development comprising the provision of nine pairs of semi-detached dwellings (totalling eighteen houses), each containing two levels of accommodation and each providing four bedrooms, a combined kitchen / dining area, a living room with integral study and ancillary storage, utility, bathroom and porch / hallway accommodation. The application also includes the creation of a new vehicular entrance to the site (off an existing access road which serves Scoil Bride and Naas GAA), the construction of an estate road and two internal footpaths (one of which would lead to a new pedestrian entrance which is to be created to serve this particular scheme), the provision of two parking spaces per house along with three dedicated visitor bays, the provision of a public open space for outdoor recreation and the creation of front and rear garden areas for each dwelling. The proposal also includes all ancillary site works including landscaping, the levelling of the land, connections to the public water, stormwater and sewerage systems and the removal of an existing fence which demarcates the boundary to this property
Core Refusal Reason
The proposed development materially contravenes the 'F' Open Space and Amenity zoning objective and lacks sufficient technical data regarding surface water drainage.
Decision Maker's Conclusion
- The development would result in the loss of active open space lands on a site zoned for 'Open Space and Amenity', which the applicant failed to sufficiently justify as necessary for specialist housing.
- The proposal materially contravenes the zoning objective of the Naas Local Area Plan 2021-2027, which seeks to protect and provide for open space, amenity, and recreational provision.
- The applicant failed to provide adequate site investigation reports to demonstrate that surface water drainage could be managed without increasing the risk of pluvial flooding to the site and surrounding areas.