Kildare County Council · 2560789
Latest linked evidence
501894
Open official sourceThis page connects records for one planning case. Separate permissions, amendments and phases may belong to a wider development. A notified commencement date does not confirm that building work started.
Source history
2560789
2560789
Permission refused
501894
Only exact linked records appear here. A missing appeal, commencement or completion entry means that evidence has not been established on this page. It does not prove that the event never happened.
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The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.
Having regard to the proposed density, which is over 90 dwellings per hectare, and where the site is located within the Naas Architectural Conservation Area and in immediate proximity to a Protected Structure (Almshouse (NS19-011)), where the proposed façade of Block 2 would be located approximately 0.74m from the boundary wall of the protected structure, and where substandard private amenity and open space lacking quality, functionality, size and useability is provided, and having regard to Policy and Objective 3.1, Figure 3.3, Section 3.4 and Section 3.3.6 of The Sustainable Residential Development and Compact Settlements, Guidelines for Planning Authorities (January 2024) which require ‘in the case of very small infill sites…need to respond to the scale and form of surrounding development, to protect the amenities of surrounding properties’ where the design response ‘may take precedence over the densities set out in this Chapter’, the proposed infill development would be an overdevelopment of the site, and would therefore be contrary to current policy objectives and if granted would seriously injure residential and town centre amenities and property in the vicinity.
Official final decision · PDF page 3Section 10 of the Naas Local Area Plan 2021-2028 seeks to ‘integrate new and regenerated areas within the historic core in a contemporary manner that complements the existing urban structure and heritage of the town’ and ‘to ensure that best practice urban design principles are applied to all new development, based on the principle that well-planned and integrated development enhances the sustainability, attractiveness and liveability of an area. The proposed development fails to provide ‘enclosure through the construction of strong urban edges and legible built form’, fails to provide ‘open spaces with character’, ‘a focal point’ and not overly dominated by hard landscaping and fails to ensure that attractiveness in new and regenerated buildings is achieved through the use of layout and material finishes. The proposed development would therefore be contrary to Objective URD 1.2 of the Naas Local Area Plan 2021-2028, which requires that development be in keeping with the relevant Urban Design Principles outlined in Section 10.3.2, and furthermore would be contrary to Kildare County Development Plan 2023-2029 objectives (UD P1, UD 01) which require ‘a high standard of urban design to be integrated into the design and layout of all new development and ensure compliance with the principles of healthy placemaking’. The proposed development would therefore would be contrary to the proper planning and sustainable development of the area.
Official final decision · PDF page 3, 4Local extraction verified against a checked notice format. Document SHA-256: c84286fbad5fddd340db93af42e8721f41f4cb8795ab975f887c2f4cfd86f1b4