Shock as plan for over 500 homes in Newbridge is blocked

Planning permission for a major 158m strategic housing development in Co Kildare has been refused following an appeal to An Coimisiún Pleanála (ACP), marking a setback for one of the largest proposed residential schemes in the Newbridge area in recent years.

The proposed development was planned for lands surrounding and including the existing dwellings of Greatconnell and Valencia Lodge in Great Connell, near Newbridge.

The site, which extends to approximately 27.64 hectares, lies on the edge of the town and forms part of an area identified for potential future growth under local planning strategies.

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The application proposed the demolition of existing structures totalling 2,622.3 sqm, including two dwellings, garages and several agricultural sheds.

In their place, the developer sought permission for a large-scale residential scheme comprising 569 homes, a neighbourhood centre, and a childcare facility, alongside significant infrastructure and public realm works.

The housing element included 325 houses and 244 apartments. The house mix was to consist of 64 two-bed, 173 three-bed and 88 four-bed units, ranging from two to three storeys in height.

The apartment element was spread across several blocks and mixed-use buildings, with a combination of one, two and three-bed units. Some blocks were designed to rise to four storeys and included communal roof terraces and private balconies or terraces for residents.

A further 13 apartments were planned above the proposed neighbourhood centre, while 160 units of own-door duplex and apartment-style housing were also included in lower-rise buildings throughout the scheme. The overall design placed emphasis on a combination of family housing and higher-density apartment living in a masterplanned layout.

The neighbourhood centre was designed as a local hub ranging between two and four storeys and was to include 11 commercial units. These included a 909 sqm convenience store, café, restaurant, and a range of smaller retail and professional service units, including doctor, dentist and physiotherapy spaces. A childcare facility of 886 sqm, with capacity for approximately 154 children, was also planned within the centre.

Infrastructure proposals formed a major component of the application. These included 1,008 car parking spaces, 732 bicycle spaces, and 18 public open spaces and pocket parks. A significant 8.31 hectare amenity area adjoining the River Liffey was also proposed, alongside new road infrastructure, including a 350 metre section of distributor road connecting to the Newbridge Southern Orbital Ring Road. The scheme also included upgrades to the Great Connell Roundabout, proposed to be signalised to accommodate increased traffic flows.

The developer also outlined plans for pedestrian and cycle connectivity, future links to adjoining lands, landscaping works, ESB substations, wastewater infrastructure connections, and compensatory flood storage measures.

However, following consideration of the appeal, ACP refused permission for the development on March 26.