23162

The construction of a new detached two storey two bedroom plus study dwelling house with new vehicular entrance way and alteration and relocation of existing vehicular entrance way to existing dwelling and other associated alterations to facilitate works including new drainage connections, new boundary walls, landscaping etc. all located at and to the front garden

Refused

Core Refusal Reason

The proposal constitutes overdevelopment of a restricted site that would result in significant overshadowing and an overbearing impact on adjacent residential properties, contrary to the zoning objective.

Decision Maker's Conclusion

  • The proposed detached house in the front garden area of an existing dwelling represents overdevelopment of a restricted site and is inconsistent with the established pattern of development.
  • The scale and height of the dwelling would result in significant overshadowing of the neighboring property's (No. 12) rear amenity space and create an unacceptable overbearing impact.
  • The development would contravene the 'B' zoning objective to protect and enhance residential amenity and would set an undesirable precedent for similar unsustainable infill developments.

Cited Policies (CDP)

Kildare County Development Plan 2023-2029Chapter 3 HousingChapter 15 Development StandardsSection 15.2.2 Overlooking/Separation DistancesTable 15.2 Minimum Floor Space and Open Space Requirements for HousesCelbridge Local Area Plan 2017-2023 Zoning Objective B

Decision Document Summary

The proposal sought permission for a two-storey, two-bedroom detached dwelling in the front garden of 13 Priory Chase, Celbridge, Co. Kildare. Although the site is zoned for 'Existing Residential/Infill', Kildare County Council refused the application because the development was deemed an over-intensification of a restricted site. The planning authority concluded that the 7.2m high structure would cause undue overshadowing of the adjacent property's private open space and exert an overbearing ph...
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