2560365

for residential development consisting of 14no. units. The proposed development comprises of: (A)1no. 3 storey block accommodating 7 no. 2 bed ground floor apartments, with 7 no. 3 bed duplex units at 1st and 2nd floors.(B) Access off Oldbridge Station, car parking, connection to mains sewers, landscaping, boundary treatments, bin storage, bike storage and all associated site development works

Refused

Core Refusal Reason

The proposed development represents an overdevelopment of an infill site, characterized by excessive density and an inappropriate three-storey scale that creates an abrupt transition with neighboring single-storey dwellings and fails to respect the established building line and character of the area.

Decision Maker's Conclusion

  • The proposed density of 44 units per hectare significantly exceeds the Sallins Local Area Plan target of 20 units per hectare and fails to respond to the scale and form of the surrounding low-density residential context.
  • The three-storey height and massing create an unacceptable abrupt transition in scale relative to adjacent single-storey dwellings and infringe upon the established building line, resulting in a development that is incongruous with its setting.
  • The application lacks sufficient technical detail regarding surface water drainage, flood risk, and confirmed feasibility for connection to public water and wastewater infrastructure.

Cited Policies (CDP)

Objective UD O1Section 15.3Section 15.4Table 2.3Policy HP 1Section 8.2.1Table 5 (Sallins LAP)Objective C1 (Sallins LAP)

Decision Document Summary

This application by David O'Rourke sought permission for a 14-unit residential development consisting of a three-storey block of apartments and duplexes on a 0.32ha infill site at Old Bridge Station, Osberstown, Naas. The site is located at the edge of Sallins and is zoned for new residential/infill development. Kildare County Council refused permission primarily because the proposal's density and scale were deemed excessive for the context, creating an abrupt transition with neighboring low-ris...
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