2560313
for A) 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 two blocks of apartments, block A consists of a three storey building and partial two storey with attic space, consisting of 10 no. Apartments (8 no. One bedroom apartments and 2 no. Three bedroom apartments) Block B consists of a two-story building attached to the original commercial unit on site (to remain on site addressing Dublin Road) and will provide 5 apartments (4 no. Two bedroom units and 1 no. One bedroom unit, covered car parking area and covered bike and bin area. C) Permission for internal access road, connection to public foul sewer and watermain, soakholes, landscaping and all associated site works
Core Refusal Reason
The application failed to provide sufficient information to allow for a comprehensive assessment of its impact on architectural heritage, archaeology, residential amenity (daylight/sunlight), and technical requirements for site access and drainage.
Decision Maker's Conclusion
- The applicant failed to submit essential Architectural Heritage and Archaeological Impact Assessments required to evaluate the development's impact on the Kildare Town Architectural Conservation Area and a Zone of Archaeological Potential.
- The proposal did not include a daylight/sunlight study, leaving significant concerns regarding the potential overshadowing of adjoining residential properties in Beechgrove and the quality of light for the proposed private amenity spaces.
- Technical deficiencies were identified in the proposed site layout, specifically regarding the shortfall in car parking (11 spaces provided versus a requirement of up to 27), substandard vehicular access arrangements, and inadequate surface water management details.