Core Refusal Reason
The proposed two-storey dwelling is considered visually prominent and incompatible with the surrounding single-storey context, failing to address previous design objections regarding scale, massing, and integration.
Decision Maker's Conclusion
- The proposed two-storey dwelling is excessively prominent on an elevated site and fails to integrate with the character of adjacent single-storey dwellings.
- The applicant failed to provide a contemporary design approach that adequately addresses previous refusal reasons (PL 22/462) regarding height, scale, and massing.
- The proposal lacks necessary pedestrian infrastructure, specifically a 2m wide footpath to connect with existing footpaths and ensure safe access.
Cited Policies (CDP)
Chapter 15 'Urban Design' (Kildare County Development Plan 2017-2023)Section 15.4 Residential DevelopmentZoning 'C - New Residential' (Kildare County Development Plan 2023-2029)
Decision Document Summary
The proposal involves the construction of a 168sqm two-storey detached dwelling on a 0.234ha site at Sheean, Rathangan, Co. Kildare. While the principle of residential development is acceptable under the 'New Residential' zoning, the planning authority determined that the design remains visually intrusive and fails to respect the scale of neighboring single-storey homes. The application was refused as it did not resolve previous design deficiencies regarding massing and failed to provide require...SOURCE PDFOpen Original
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