Core Planning Reasoning
The development was refused primarily due to an inadequate layout and poor architectural expression that failed to provide sufficient passive surveillance of public open spaces and represented a material contravention of County Development Plan objectives regarding the use of underground attenuation tanks beneath public open space.
Decision Maker's Conclusion
- The proposed design and layout are considered substandard as they fail to provide active frontages and passive surveillance for the linear park, creating a poor interface with the public realm and potential for anti-social behavior.
- The use of underground attenuation tanks beneath public open space is a material contravention of Objective IN 024 of the Kildare County Development Plan 2023-2029, as nature-based SuDS solutions were not demonstrably prioritized or exhausted.
- While the principle of residential development and the proposed density are acceptable for the site's zoning, the specific architectural response lacks the quality and distinctiveness required for such a prominent entrance location to Castledermot.
Cited Policies (CDP)
Objective UD 01Objective IN 024Objective IN 026Objective CS 05Policy HO P5Objective HO O6Policy HO P6Objective HO O8Policy HO P7Policy IN P4Objective IN 021Objective IN 022Objective IN 025Policy IN P5Objective IN 035Policy BI P1Objective BI O29Objective BI O30Policy BI P15Objective UD P1Objective UD P2Section 15.4.6
Decision Document Summary
The applicant sought permission for a 43-unit residential development on a 2.19ha greenfield site in Castledermot, Co. Kildare. The site is uniquely constrained by the Ballyvass Stream, which requires a 10m buffer zone on either side. The Inspector notes that while the density of 25 units/ha aligns with the 'Small and Medium Town' classification, the layout is fundamentally flawed. Specifically, units 18-21 present rear elevations to the linear park, which compromises residential amenity and sec...SOURCE PDFOpen Original
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