Core Refusal Reason
The proposed development is considered visually incongruous with the Architectural Conservation Area due to its scale and design, and lacks necessary heritage and archaeological impact assessments.
Decision Maker's Conclusion
- The scale and height of the proposed three-storey rear 'box' structure is considered not in keeping with the Architectural Conservation Area and would be visually detrimental to the town centre streetscape.
- The applicant failed to submit essential Architectural Heritage and Archaeological Impact Assessment Reports required to assess the impact of demolition and new construction in a sensitive historical context.
- The proposal demonstrates significant deficiencies in internal layout (lack of reception/staff space) and technical requirements, including surface water management and car parking provision.
Cited Policies (CDP)
HCO 1.5EDO 3.6EDO 3.7EDO 3.9AH O65AH O66Section 11.14Section 11.18Section 15.16.2Section 15.16.3Table 15.8Objective TM 0118
Decision Document Summary
This application by Poleon Ltd proposed the demolition of a vacant single-storey commercial unit at No. 3 Fairgreen Street, Naas, to be replaced by a part two-storey, part three-storey 7-bedroom guesthouse. Located within the Naas Architectural Conservation Area and a Zone of Archaeological Potential, the project was found to be non-compliant with the Kildare County Development Plan 2023-2029. Refusal was based on the incongruous design of the rear extension, the absence of critical heritage and...SOURCE PDFOpen Original
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