Core Refusal Reason
The applicant failed to demonstrate a genuine local housing need, and the proposal would result in excessive residential density in a sensitive landscape area (River Liffey Character Area) contrary to the County Development Plan.
Decision Maker's Conclusion
- The applicant failed to demonstrate a specific social or economic local need to reside at this location as required by Policy HO P11 and Table 3.4 of the Kildare County Development Plan 2023-2029.
- The proposed development would exacerbate an excessive residential density of 43 units per square kilometre, exceeding the maximum limit of 30 units set out in Objective HO O59, leading to further suburbanisation of a rural area.
- The site is located within the River Liffey Character Area, designated as an 'Area of High Amenity' with low compatibility for rural housing, and the proposal would contravene Policy HO P15 by failing to maintain a clear demarcation between urban areas and the countryside.
Cited Policies (CDP)
Policy HO P11Table 3.4Section 3.13.3Objective HO O59Policy HO P26Policy HO P15Chapter 3Table 13.3
Decision Document Summary
Mary Donovan sought planning permission for a 360m2 five-bedroom dwelling, garage, and associated site works at Newtown, Celbridge. The site is located within the settlement boundary of Celbridge but also within the sensitive River Liffey Character Area. The application was refused because the applicant failed to prove a local housing need, the existing residential density in the area already exceeds the sustainable limits defined in the County Development Plan, and the development would negativ...SOURCE PDFOpen Original
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