2560131
for a residential development at Barrack Road, Castledermot, Co. Kildare, on a site area of c.1.24Ha, consisting of 45 no. dwellings. The proposed development is comprised of 12 no. 2 & 3 storey, 3 & 4 bed detached, semi-detached & terraced houses, 22 no. 2 and 3 bed apartments and duplex units accommodated in 2 no. 3 storey buildings and 11 no. 1 and 2 bed apartments accommodated in 1 no. 3 storey building. The proposed development also provides for 2 no. vehicular access points off Barrack Road, and all associated site development works, open spaces, including hard & soft landscaping & boundary treatments, car parking, bin & bicycle storage, etc. A Natura Impact Statement (NIS) has been prepared in respect of the development proposal and accompanies the application
Core Refusal Reason
The proposal represents an unacceptable urban design response with excessive density that fails to integrate the site's natural watercourse and lacks a valid Natura Impact Statement to rule out impacts on protected European sites.
Decision Maker's Conclusion
- The design response is considered unacceptable and incongruous, failing to create an integrated sense of place or comply with urban design standards for compact settlements.
- The proposed density of 36 units per hectare is excessive for the site's constraints and would disproportionately consume the town's remaining housing allocation under the Core Strategy.
- The proposal fails to adequately protect and integrate the existing watercourse and riparian buffer, and the submitted Natura Impact Statement is flawed, meaning impacts on European Sites cannot be ruled out.