2387

4 no proposed 2-bedroom, 2-storey terraced houses and all associated site development and drainage works, on a site where permission was previously granted for 4no. 2-bedroom apartments under planning file reference 19/48. The total no. of units in the overall development will remain at 40

Refused

Core Refusal Reason

The proposed development fails to provide adequate passive surveillance and overlooking of the public open space between Units 36 and 37, contravening Section 15.6.6 of the Kildare County Development Plan 2023-2029.

Decision Maker's Conclusion

  • The layout fails to achieve a high level of passive supervision and overlooking of the public open space area proposed between Units 36 and 37, which is essential for creating a safe and attractive environment.
  • The proposal is contrary to Section 15.6.6 of the Kildare County Development Plan 2023-2029, which requires residential schemes to be designed as an integral part of the layout with appropriate overlooking from the outset.
  • Granting permission would set an undesirable precedent for similar developments in the area and would negatively impact the residential amenities and property values in the vicinity.

Cited Policies (CDP)

Chapter 3 HousingTable 3.1Policy HO P5Objective HO O5Objective HO O6Section 3.10Policy HO P7Objective HO O15HO O16HO O17HO O18Chapter 11 Built & Cultural HeritageAH P2Objective AH O2Objective AH O4Objective AH O5Objective CObjective FTable 15.2Section 15.6.6

Decision Document Summary

Kelby Developments Ltd applied for amendments to a previously permitted residential development at Cois Urlann, Downings North, Prosperous, Co. Kildare. The proposal sought to replace four 2-bedroom apartments with four 2-bedroom, 2-storey terraced houses. While the site is located within a wider residential development area, Kildare County Council refused the application because the design failed to provide sufficient passive surveillance over a key area of public open space. This was deemed a ...
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