2660224
a) permission for the partial demolition of the rear element of existing two storey commercial premises (addressing Dublin road), demolition of existing industrial style units on site to the rear of original commercial unit addressing Dublin road. b) permission for the construction of a two-story apartment building consisting of 5 apartments (4 no two bedroom units and 1 no. one bedroom unit), covered car parking and bicycle storage area. c) construction of 4 no. houses in two blocks of two-story semi-detached houses (2 no. three bed houses and 2 no. two bed houses) d) permission for internal access road, connection to public foul sewer and watermain, soakholes, landscaping and all associated site works
Core Refusal Reason
The proposed development was refused due to its inappropriate design, scale, and massing within an Architectural Conservation Area (ACA), and for failing to demonstrate that it would not negatively impact the residential amenity of neighboring properties.
Decision Maker's Conclusion
- The proposal fails to provide a sympathetic design response to the Kildare Town Architectural Conservation Area and lacks a required Architectural Heritage Impact Assessment (AHIA) and visual assessments.
- The excessive scale, massing, and architectural language of the apartment block are considered overbearing and insufficiently integrated into the established historic townscape.
- Insufficient information was submitted to determine if the development would detrimentally increase overshadowing or create an undue overbearing impact on the residential amenity of the adjacent 'The Court' apartments.