2460780

for 1.) the construction of 32no. dwelling units comprising of 6 no. 1 bed units, 14 no. 2 bed units & 12 no. 3 bed units all of 2 storey construction. 2.) the provision of a new vehicular and pedestrian access to the site from the Geraldine Road. 3.) the provision of a foul pumping station and 4.) all ancillary site and landscaping works necessary to complete the development. An NIS will be submitted to the planning authority with the application

Refused

Core Refusal Reason

The proposal fails to demonstrate adequate residential amenity due to a constricted layout, potential overlooking of adjoining properties, inappropriate balcony designs, and insufficient provision for pedestrian/cycle permeability and parking.

Decision Maker's Conclusion

  • The proposed layout is overly constricted, particularly regarding the units in the northeast, leading to significant concerns regarding overlooking of private amenity spaces in both the proposed and adjoining developments.
  • The design incorporates inappropriate open balcony arrangements and fails to provide adequate pedestrian and cycle permeability, specifically neglecting a required northwest connection to adjoining lands as previously mandated by An Bord Pleanála.
  • The application lacks sufficient technical detail regarding nature-based drainage solutions, arboricultural impacts, and the mitigation of existing parking pressures along Geraldine Road.

Cited Policies (CDP)

Chapter 2Chapter 3Chapter 5Chapter 6Chapter 10Chapter 11Chapter 12Chapter 13Chapter 14Chapter 15Policy HC1Policy HC2Objective HCO1.1Objective HCO2.1Objective HCO2.2Objective HCO2.3Objective HCO2.4Objective HCO2.5Objective HCO2.6Policy MT1Objective MTO1.1Objective MTO1.2Policy HC3Objective HCO3.3HO O15HO P7Section 15.2.3Objective 5.1SC O16Section 15.5.1BI028

Decision Document Summary

Sayvale Ltd applied for permission to construct 32 two-storey dwellings on a 0.85ha greenfield site at Geraldine Road, Athy, Co. Kildare. While the site is zoned 'New Residential' and the principle of development is acceptable, the Planning Authority identified significant deficiencies in the proposal. Key issues include a constricted layout that risks overlooking neighboring properties, the use of visually unsympathetic boundary treatments and open balconies, and a failure to provide necessary ...
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