2360110

the construction of the following; (i) 96 no. Individual Housing units for the Elderly consisting of 2 bedroom semi-detached single storey bungalows, open space to include proposed wheelchair accessible ecology garden (249sq.m), proposed wheelchair accessible butterfly garden (329sq.m), proposed wheelchair accessible sensory garden (329sq.m), proposed outdoor seating area (134sq.m) (ii) single storey creche (468sq.m.) to include 4no. classrooms, W.C.’s, sleep room, staff room, central kitchen, reception, office, store, an associated outdoor play area (1,030sq.m.), wheelchair accessible sensory play area (304.6sq.m.), building mounted signage (1.8sq.m.), boundary treatments, 30 no. car parking spaces (inclusive of 3 no. accessible parking spaces) and set down area, covered bicycle stands and outdoor bin storage, (iii) 1 no. 5 aside football pitch 36.5m x 27.5m, 6 no. 18m high training lights and poles, all fencing and ball stop netting, 2m wide hard standing looped walkway around the perimeter of pitch, coach set down, 15no. car parking spaces and covered bicycle stands (iv) single storey administration building (63.8sq.m.) to include 2no. offices and W.C. and all associated drainage connection works and site development works including ESB substation and switch room, foul pumping station, foul and surface water drainage, landscaping, path lighting and boundary treatments, all at

Refused

Core Refusal Reason

The proposed development materially contravenes the 'E: Community & Educational' zoning objective, is situated in an unsustainable remote rural location lacking pedestrian and cycle infrastructure, and fails to meet national and local design standards for residential development.

Decision Maker's Conclusion

  • The proposal materially contravenes the 'E: Community & Educational' zoning objective of the Kildare Town Local Area Plan 2012-2018, which explicitly excludes residential 'dwelling units' from permitted uses.
  • The site's remote rural location, approximately 2km from Kildare town, lacks essential pedestrian and cycle connectivity, resulting in excessive car dependency and creating a significant traffic hazard for vulnerable road users on the R415.
  • The development exhibits poor architectural design and layout, failing to satisfy the 12 criteria for sustainable residential development and lacking a landscape plan, which would set an undesirable precedent for poor-quality development in the county.

Cited Policies (CDP)

SCP2SCP13SC09SC073SC078SC08Section 15.61Section 15.6.5TM P1TM P2HO P8Section 3.11.1HO O20HO O21HO O22HO O23SC P2SC O7SC O9SC O73Section 10.8.3.1SC P6SC O35SC O36SC O37SC P13SC O77SC O78SC O80SC O81SC O82Section 15.4.5UD01Policy HP12Objective CO1Land Use Zoning Matrix Table 15NPO13NPO30NPO31

Decision Document Summary

Colbid Investment Holdings Limited proposed a development comprising 96 housing units for the elderly, a creche, and a five-a-side football pitch on a 5.081ha site at Brallistown, Kildare. The site is located in a rural context off the R415, approximately 2km from the town centre. Kildare County Council refused permission because the residential use is not permitted under the site's 'Community & Educational' zoning. Additionally, the planning authority determined that the remote location is unsu...
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