Refusal of Kildare housing development 'reflects stronger planning standards and flood risk concerns'

The refusal of a County Kildare housing development has reflected "stronger planning standards and flood risk concerns", according to a local councillor.

Social Democrats Cllr Chris Pender has said the refusal of the Great Connell Strategic Housing Development by An Coimisiún Pleanála (ABP) in Newbridge "reflects the impact of stronger planning standards introduced through Variation No. 2 of the Kildare County Development Plan".

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The decision, which follows almost four years of consideration, has concluded that the proposed development no longer complies with the zoning framework which is currently in place.

"ABP was clear that the introduction of Open Space and Amenity zoning meant the scheme, in its current form, could not proceed and would require a fundamental redesign," Cllr Pender explained.

He added these changes were "not accidental" and instead formed part of a wider effort to improve how the town of Newbridge will grow in the future.

"Through the Settlement Plan process, stronger standards were put in place around open space, environmental protection and overall layout," Cllr Pender said. "This decision shows those standards are now being applied."

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CONCERNS

He also pointed to concerns which were previously raised during the Material Alterations phase of the plan in relation to flood risk at Great Connell.

Cllr Pender elaborated: "At that stage, I raised concerns around the suitability of parts of these lands for residential development due to flood risk.

"These [concerns] were independently echoed by the Office of the Planning Regulator, which warned that lands being considered for residential zoning appeared to fall within Flood Zones A and B and recommended that these areas remain as open space.

"This is about getting planning right; the planning framework was strengthened to reflect real constraints, including flood risk and the need for proper open space, and when those standards were applied, the proposal did not meet them."

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PRIORITY

While Cllr Pender acknowledged that the refusal will delay housing delivery and may impact associated infrastructure timelines, he stressed that the long-term outcome "must remain the priority".

He said: "There is no doubt this creates frustration and delay, but poor planning decisions last for decades.

!We have to ensure that development in Newbridge is built to a standard that reflects the needs of the community and the realities of the site."

Lastly, Cllr Pender added that a new application is now likely to come forward through the Large-Scale Residential Development process and stressed that it will need to align fully with the current Development Plan.

"This is not the end of development at Great Connell; it is a reset," Cllr Pender asserted. "The next proposal will need to properly reflect the zoning, integrate meaningful open space, and address the constraints that have been clearly identified."

Social Democrats Cllr Chris Pender. File photograph

Funded by the Local Democracy Reporting Scheme