2560789
for (i) miscellaneous alterations and refurbishments of the existing single storey residential cottage facing unto the Dublin Road, including demolition of single storey rear extensions and construction of new rear single storey extension, to create a two-bedroomed unit, (ii) construction of six new residential units within the site, arranged across three two-storey blocks, and consisting of two two-bedroomed units and four one bedroomed units and (iii) access routes into the property including pedestrian and bicycle access through the Dublin Road frontage, and pedestrian, bicycle and vehicular access through the Gleann na Gréine frontage. The development will include also inter alia, works and structures to facilitate all necessary site services, PV, water attenuation, connection to mains sewer, altered ground levels, (including a pond), gazebo, hard and soft landscaping, car and bicycle parking, screen walls of varying heights, and the demolition and removal from the site of existing garden structures. Revised by Significant further Information which consists of: (a) Reduction in number of residential units from seven to six units consisting now of 3 by 2B and 3 by 1B, (b) Redesign of front residential block one, in area, scale and in location, (c) Redesign of central residential block two from two storey to single storey, (d) Miscellaneous design alterations to block three facing Gleann na Greine, (e) Miscellaneous changes to overall site layout to facilitate overall redesign, (f) Engineering Details regarding surface water attenuation, (g) Archaeological Report, (h) Invasive Species Report, (i) Conservation Report, (j) Engineer’s Drawings and Report, (k) Additional Topographical Survey Data, Levels and Volume Calculations, (l) Revised schedule of areas of units, (m) Shadow Diagrams, (n) Waste Management Report (o) Construction Management Report, (p) Transportation Response and Tracking, and (q) Reference Letter to ‘Taking in-charge’
Core Refusal Reason
The proposed development constitutes overdevelopment of a sensitive infill site within the Naas Architectural Conservation Area, featuring an inappropriate density and contemporary design that would negatively impact the setting of an adjacent Protected Structure and the character of the historic streetscape.
Decision Maker's Conclusion
- The proposed density of 105 units per hectare is considered excessive for this small infill site and fails to respond appropriately to the scale and form of the surrounding low-profile residential development.
- The contemporary architectural design, specifically the two-storey elements and unusual roof profiles, is visually dominant and detrimental to the character of the Naas Architectural Conservation Area and the setting of the adjacent Protected Structure (The Almshouse).
- The application fails to provide sufficient information or adequate mitigation strategies regarding the presence of invasive species (Japanese Knotweed), archaeological potential, and technical requirements for vehicular manoeuvrability and waste management.