Core Refusal Reason
The development constitutes a standalone, substandard residential unit that fails to meet the specific criteria for a family flat, lacks a demonstrated genuine need, and provides insufficient floor area and private open space.
Decision Maker's Conclusion
- The applicant failed to demonstrate a genuine need for a family flat, and the structure lacks the mandatory internal connection to the main dwelling required by Section 15.4.14 of the Kildare County Development Plan 2023-2029.
- The unit is a substandard form of development with a floor area of only 26 sqm, which is significantly below the 55 sqm minimum requirement set out in Table 15.2 of the Development Plan.
- The development fails to provide adequate private open space and negatively impacts the residential amenity of the adjoining property due to an overlooking window located directly on the site boundary.
Cited Policies (CDP)
Section 15.4.14Table 15.2Naas Local Area Plan 2021-2027 Zoning Objective (B)
Decision Document Summary
This application sought the retention of a 26 sqm converted garage as a standalone 1-bedroom granny flat in the rear garden of 6 Esmondale, Naas. The site is zoned for 'Existing Residential/Infill' under the Naas Local Area Plan. Kildare County Council refused permission primarily because the unit does not function as a subsidiary family flat due to the lack of an internal link to the main house and a failure to prove genuine need. Additionally, the development was deemed substandard due to its ...SOURCE PDFOpen Original
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