23365
the development consists of A) demolition of single storey house (73m2) at The Cottage, Highland View Terrace, Fairgree, Naas, Co. Kildare (W91 NXR7) B) Construction of a two storey building (total floor area=372m2) comprising of an office extension at ground & first floor level. C) Internal modifications & alterations at No. 3 Highland View Terrace, Fairgreen, Naas, Co. Kildare (W91 A278) to facilitate extension into new building. D) The installation of 10 no. car parking, which includes 1 no. disabled parking space, electrical charging station, 7 no. bicycle parking, bin storage & hard landscaped area to the rear of proposed building with vehicle access on to The Green, Kilcullen Road, and all ancillary works and signage on elevation
Core Refusal Reason
The development was refused due to its visually intrusive design and scale being out of character with the historic streetscape, alongside a deficient vehicular access arrangement that would create traffic hazards and endanger pedestrian and cyclist safety.
Decision Maker's Conclusion
- The proposed extension's scale, bulk, and modern design features (including the large glazed facade) would fail to effectively integrate into the streetscape and would overwhelm the uniform character of the existing attractive terrace.
- The proposed vehicular entrance is too narrow to safely accommodate two-way traffic and poses a risk of vehicle queuing on the public road, particularly given its proximity to a planned uncontrolled pedestrian crossing and cycle lane.
- The proposal fails to respect the key design principles for the Core Regeneration Area as defined in the Naas Local Area Plan and would set an undesirable precedent for unsympathetic development in a sensitive historic gateway location.