23129

the construction of a detached three storey apartment development (second floor in attic roof space), consisting of 4 No. one bedroom apartments (1 No. at ground floor, 1 No. at first floor and 2 No. duplex apartments at first and second floor), detached bike/bin store, connection to public foul sewer and all associated site works

Refused

Core Refusal Reason

The proposed development is considered excessive in scale, height, and bulk, resulting in a negative impact on the historic character of the Architectural Conservation Area and the residential amenity of adjacent single-storey cottages.

Decision Maker's Conclusion

  • The proposed three-storey scale and bulk are excessive relative to the adjacent single-storey cottages and the historic streetscape of Firecastle Lane, leading to significant negative impacts on residential amenity and visual character.
  • The development fails to respect the sensitive historic setting of the Kildare Town Architectural Conservation Area and the proximity to protected structures, specifically St. Brigid’s Cathedral and Round Tower.
  • The application lacks critical technical assessments, including an Architectural Heritage Impact Assessment, Archaeological Impact Assessment, and adequate drainage and access details, preventing a full evaluation of the proposal's impact.

Cited Policies (CDP)

TCO 1.1TCO 1.2TCO 1.5BHO 2.1BHO 2.3HO 2.6BHO 3.1BHO 4.1UD 1UD 2UD 3UD 6UD 9TCO 1TCO 2TCO 3TCO 4CS 05HO P6HO O7HO O16HO O17TM P10TM O113IN O22AH P2AH O4AH O5AH O20AH O65AH O66UD 01

Decision Document Summary

Maria Macari sought permission for a three-storey apartment development comprising four units at Firecastle Lane, Kildare Town. The site is a 0.02ha car park located within the Kildare Town Architectural Conservation Area and in close proximity to St. Brigid’s Cathedral. The Planning Authority determined that the proposed scale, height, and bulk were excessive and unsympathetic to the surrounding single-storey residential context and the historic character of the area. Due to these concerns, alo...
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