Core Refusal Reason
The proposed development was refused due to poor design and layout which would result in an overbearing impact on the streetscape, negative impacts on the residential amenity of neighboring properties through overlooking and overshadowing, and a substandard level of amenity for future occupants.
Decision Maker's Conclusion
- The design is considered overbearing and fails to respond positively to the established character and streetscape of Tully Road, representing a substandard form of urban design.
- The proposal would negatively impact the residential amenity of the adjacent property to the north through overshadowing and direct overlooking of its living and amenity spaces.
- The internal layout provides an unsatisfactory standard of residential amenity for future residents due to poor private open space configuration, insufficient daylight/sunlight for certain units, and privacy concerns regarding shared access with office units.
Cited Policies (CDP)
UD O1HO O6TCO 1.2Policy and Objective 4.2HO P6HO O7HO O16HO O17TM P10TM O113IN O22AH P2TCO 1.1TCO 1.5BHO 4.1
Decision Document Summary
Rimona Ltd sought permission for a two-storey mixed-use development comprising 8 apartments and 4 offices at Tully Road, Kildare Town, involving the demolition of an existing bungalow. While the principle of development was acceptable under the 'Town Centre' zoning, the application was refused because the 'H-shaped' building design was deemed overbearing and architecturally unsuitable for the site context. Furthermore, the council cited significant concerns regarding the impact on neighboring pr...SOURCE PDFOpen Original
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