Pre-Draft Submissions Sought for Proposed Local Area Plans – Kilcullen, Monasterevin, Sallins, Kilcock and Clane

February 6, 2013

Kildare County Council has given notice that it proposes to prepare Local Area Plans for Kilcullen, Monasterevin, Sallins, Kilcock and Clane. Pre-draft submissions and observations from interested parties in relation to these towns are now invited. An Issues Paper has been prepared which identifies the key planning issues that the five local area plans could address.
Submissions should be made in writing to Mary Foley, Administrative Officer, Forward Planning, Kildare County Council, at the address below or emailed to by 5pm on Wednesday 6 March 2013.


Dry-waste recovery/recycling management facility Refused Permission in Kilcullen, Co. Kildare

January 17, 2013
  • A decision by Kildare County Council to grant planning permission for a dry-waste recovery/recycling management facility in Kilcullen Business Campus, Kilcullen, County Kildare has been overturned by An Bord Pleanala who refused permission.

    The applicant has sought permission for a dry-waste recovery/recycling management facility for inorganic waste material, including an End of Life Vehicle recovery facility, vehicle compactor, non ferrous metals store and associated works.  There was significant local opposition from residents in Kilcullen and they appealed Kildare County Council’s decision to An Bord Pleanala. 

    The Board’s inspector recommended that permission be refused and the Board agreed with this recommendation.  They refused permission for a total of 4 reasons.  The first reason related to the fact that the proposed development was not considered to be a light industrial use and would conflict with the planning authority’s objective for land use zoning (‘light industry and warehousing’). The second reason related to the impact of the proposed development on the amenities of residential property in the vicinity by reason of noise and general disturbance.  The third and fourth reasons related to insufficient information being provided in relation to traffic and groundwater pollution.

Draft Maynooth Plan 2013 – 2019 On Public Display

January 9, 2013

The draft Maynooth Plan is now on public display with submissions being invited from members of the public, landowners etc over the next 6 weeks.

Unlike many recently adopted Local Area Plan in Kildare, there is a need to zone additional lands in Maynooth for residential development to meet the demand for an additional 828 dwelling over the lifetime of the plan.

Under the draft Plan a significant amount of land within the town will require a flood risk assessment to be prepared as part of any application.

Submission lodged to the Council will be taken into consideration by the planners who will then furnish the councillors with a report containing their recommendations (Manager’s Report).  This opportunity is therefore critical in terms of influencing the contents of the Plan for the town.

Kildare Outlet Village Decision Appealed

December 3, 2012

The decision by Kildare County Council to grant permission for a large scale extension of the Kildare Outlet Village has been appealed to An Bord Pleanala.  There are 3 third party appeal, two from local retail interests (Whitewater Shopping Centre and Tesco) and one from An Taisce.  The applicants themselves have also lodged an appeal.  It will take approximately 18 weeks for a decision, although due to the Board still dealing with a backlog arising from when they had a reduction in Board members, this period could take longer.

Permission granted for Kildare Outlet Village

November 13, 2012

Kildare County Council has granted permission for an extension of the Kildare Outlet Village subject to 54 no. conditions.  One of the conditions limits the permission to 8 years so as to assess the impact of the development. There is another conditions requiring some redesign of the layout.  the permission is also quite specific about what type of retail goods can be sold following the much publicized An Bord Pleanla decision regarding what uses are permitted to be sold at the village.  No convenience goods, bulky goods, household items (other than table top items), newspapers, magazines or food can be sold without a separate planning permission.  There were some objections to the scheme so it remains to be seen if there will be an appeal.

Appeal against Refusal of large-scale housing development in Kildare Town

October 25, 2012

A first party appeal has been lodged with An Bord Pleanala concerning the decision by Kildare County Council to refuse permission for a large-scale housing development on the Tully Road in Kildare Town (170 dwellings).  Kildare County Council refused permission for 3 reasons relating to surface water capacity, risk of flooding and prematurity pending roads layout.

October 25, 2012

A new website has been launched aimed at keeping up to date with planning around Ireland.

The website was established in response to the absence of any single source for planning related matters in Ireland.  Currently anyone seeking to keep abreast of developments in planning has to view a range of different sources including individual county council websites, the An Bord Pleanála website, the Courts website and various other government sites.  These sources are essentially databases and are not designed for easy reading.

Planning has become very complex with new guidelines, legislation, policies, plans etc being introduced all the time. It can be very difficult even for planning consultants to keep up to date with ongoing developments. provides a single portal which allows professionals, the business community, community groups and general members of the public to keep abreast of what is happening in relation to planning in Ireland and enable them to remain informed.

New Primary Healthcare Facility Proposed for Kilcullen

October 25, 2012

An application has been lodged with Kildare County Council for a new healthcare facility at the rear of the Hideout in Kilcullen (New Abbey Road).  The facility will also include a care of the aged facility.

An Bord Pleanala Annual Report 2011: Kildare’s Performance

October 16, 2012

The An Bord Pleanala Annual Report 2011 was published last week. It shows that 8% of all decisions made by Kildare County Council (including Naas and Athy) were appealed to the Bord. This compares with 3.4% in the case of Wexford (lowest) and 14.96% in the case of Dublin City (highest).

The Report shows that 33.9% of the Councils decisions were confirmed by the Board, 45.2% of the Councils decisions were varied and 21% of the Councils decisions were reversed by the Board.

Draft Kildare Town Plan: Amendment Stage on Display

October 16, 2012

The material amendments to the Draft Kildare Town Plan, as voted by the elected members, are now on display. There are a total of 19 variations. Submissions are being accepted by the Council up until the 5th November 2012.

Discount Store Refused Permission in Grounds of Kildare Hotel

October 1, 2012

An Bord Pleanála have upheld the decision of Kildare County Council to refuse permission for a discount store in the grounds of The Keadeen Hotel on the outskirts of Newbridge, Co. Kildare.  The applicant had sought permission for minor works to the hotel and grounds along with a new discount store.  The Board issued a split decision granting permission for the hotel works but refusing permission for the discount food store. 

There was one reason for refusal which focused on the proposed location of the discount foodstore outside the retail core of the town.  It was considered that this location would undermine the retail function of the town centre and would be contrary to the Retail Planning Guidelines for Planning Authorities, the policies in the Kildare County Development Plan the Newbridge Local Area Plan, 2003, which seek to channel retail development into the town centre where it would contribute to the vitality and viability of the town centre and strengthen the retail function of the town. 

This decision is of interest given that many discount stores are located on the fringes of towns around the country.

Refurbishing or Replacing a Dwelling in Kildare

October 1, 2012

In December 2009 I wrote about policies relating to refurbishing and replacing dwellings in Co. Kildare.  It is time to update this article given the important changes in the new development plan 2011 – 2017.

It is the policy of the Council to promote the re-use or sensitive restoration of building of vernacular architecture.  In this regard they will encourage the restoration of derelict traditional vernacular dwellings where it can be restored to habitable accommodation in keeping with its original character. Derelict in this instance means that the structure, including the walls, must be intact. Applicants do not need to comply with local need criteria.

In the case of a structurally unsound derelict dwelling a replacement dwelling of the same size and scale will be considered but applicants must comply with local need criteria.

Finally, where the replacement of a non-vernacular dwelling is being proposed, there are a number of criteria that need to be met relating to structural integrity and details of when the structure was last used as a dwelling.  Local needs are not required if the same size and scale of dwelling is being provided.  However, if a larger scale dwelling is being proposed then compliance with local needs is a requirement.

Celbridge Appeal Dismissed by An Bord Pleanala

September 4, 2012

Although planning legislation allows for An Bord Pleanala to dismiss an appeal on the basis of it being vexatious or frivolous this is rarely invoked, largely because of the difficulty of proving such accusations.  However An Bord Pleanala recently dismissed an appeal relating to the retention of a front boundary wall and entrance gates as constructed at 224 Maynooth Road, Celbridge, Co. Kildare for this very reason.

Mixed Use Development Proposed at Swan Dowling Pub in Naas

September 4, 2012

The Terry Partnership have submitted a newspaper notice stating their intention to apply to Naas Town Council for Permission for development comprising of the demolition of the `Swan Dowlings’ Public House and the construction of a mixed use development in a 2 storey building, with surface car parking provided under part of the building. The 2 storey building comprises an office, a pub/cafe and a pharmacy at ground floor. At first floor level there are 7 shop units, a cafe; all together with associated ancillary accommodation, including staff facilities, storage, offices/administration, circulation areas, public toilets. 90 car park spaces are proposed.

Kildare Grid Link Public Consultation

September 4, 2012

Eirgrid is holding a public meeting in Kilashee Hotel, Naas on the 7th September between 12.30pm and 8pm regarding the proposed new high voltage power line which is to run from Dunstown in Kildare to Cork. This meeting represents the second round of public consultations.

It is understood that the Kilcullen Community Action have also lobbied for a public meeting in Kilcullen and that this will be facilitated in October.

Kildare has the Largest Drop in Residential Planning Applications in Ireland.

September 4, 2012

According to the National Housing Construction Index which has been compiled from data gathered   planning applications are down 19% nationally.  However, Kildare experienced a drop of 41%, the highest drop in the country, closely followed by Kerry down 39%, then Clare down 35% , Mayo and Louth down 31%.

Large-Scale Extension Proposed at Kilkock Nursing Home

September 4, 2012

An application has been lodged for a 68 bed residential elderly care facility specialising in the care of residents suffering from Dementia and Alzheimer’s at Mountpleasant Lodge Nursing Home. The proposed extension has been designed and customised for this specific category of resident and includes therapy suites, multisensory rooms, customised dining/sitting/day space, specialised landscaped external recreational space, sanitary and ancillary accommodation.


Athy Town Council Refusal for Amusement Arcade Overturned

September 4, 2012

The applicants sought to change the use of the ground floor from insurance offices (protected structure) to a gaming and amusement arcade. Apart from the installation of the gaming tables, there would be no changes to the internal layout.

In March 2012, Athy Town Council refused permission for the development for one reason, namely, the location of the site in the Core Retail Area of the town wherein it is policy to discourage amusement/gaming arcades as an undesirable use and potentially detrimental to the business and commercial environment of the town.

The appellants argued that the development plan is contradictory insofar as it aims to promote a diverse range of uses within the town centre, designates the use as open for consideration under the zoning matrix and notes the dereliction and vacancy which needs to be reversed on Leinster Street and yet aims to discourage the use of amusement/gaming arcades in the Core Retail Area.

In deciding not to accept the Inspector’s recommendation to refuse permission, the Board noted the policy of the planning authority to discourage gaming and amusement arcades in the core retail area but considered that temporary use of the building, for a period of three years, would be acceptable in terms of maintaining the building, a protected structure.

An Bord Pleanala Overturn Decision by Kildare County Council to Refuse Permission for Steel Portal Shed in Rural Area.

September 4, 2012

An Bord Pleanala have overturned a decision by Kildare County Council to refuse permission for a portal framed, metal clad building.  The Board also went against the recommendation of its inspector to uphold the Council’s refusal.

The shed was for the storage (125sq.m.) of tractor and trailer, horse box, motor vehicles, heating fuel and general domestic storage at Pluckerstown, Kilmeague, County Kildare. Read the rest of this entry »

Proposed Revised Junction Layout at Newhall Crossroads, Newhall, Naas

September 4, 2012

Kildare County Council intend to closure the central median at the Newhall Crossroads junction on the R445 (Naas – Newbridge Road).  This junction current facilitates access between Caragh and Sallins and the Ladytown, Lewistown, Clownings area. 

The result of the development is that traffic coming from the Sallins direction will have to drive towards Naas to the ‘bundle of sticks’ roundabout before returning to the Newhall Crossroads in order to continue their journey, an extra distance of approx 5 kilometres.  Similarly traffic coming from Ladytown will have to drive in the direction of Newbridge before turning at Toughers roundabout and returning to the Newhall Crossroads.

Plans and particulars of the proposed scheme will be available for inspection or purchase at a fee not exceeding the reasonable cost of making a copy during normal opening hours from Tuesday 17 July 2012 until Thursday 30 August 2012 at Kildare County Council, Roads, Transportation and Public Safety Department.  Plans and particulars of the proposed scheme are also available to view on Kildare County Council’s website.

Submissions or observations may be made in writing on or before 12 noon on Friday 14 September 2012