2336
development on this 3,574 sqm site, bounded to the north by the Monasterevin Road (R445) and to the west by the Nurney Road (R415), in the townland of Kildare, Kildare Town, Co. Kildare. The development will consist of the construction of a 158 bedroom Hotel, in a 6 storey block, over a partial basement, totalling 6,812 sqm with parapet heights between ca. 17.23m to 23.63m depending on the elevation and ground level: (1) A 158 bedroom hotel including a ground floor public bar (ca. 100 sqm) and independent café / restaurant (ca. 106sqm) and other ancillary facilities such as a scullery, spa area, storage areas, bin stores, plant rooms, reception area, administration offices including an ESB substation and switch room (ca. 20 sqm); (2) A ground floor set down area including one car parking space; (3) A partial basement comprising 59 car parking spaces; (4) A rooftop plant area of ca. 285 sqm; (5) A rooftop solar array with an overall area of ca. 312 sqm; (6) 20 No. bicycle spaces; (7) 2 No. vehicular entrances, one service entrance off the Monasterevin Road (R445), and a car parking entrance / set down area off the Nurney Road (R415); (8) Associated plant, infrastructural connections, boundary works and site development works
Core Refusal Reason
The proposal was refused primarily due to the risk of groundwater pollution arising from the cumulative impact of private wastewater systems in the area and the detrimental visual impact on rural character necessitated by the removal of vegetation to achieve required traffic sightlines.
Decision Maker's Conclusion
- The Inspector found the principle of refurbishing the vernacular structure and the architectural design of the extension to be acceptable and sympathetic to the original building's character, disagreeing with the Planning Authority's initial assessment on these points.
- The proliferation of domestic wastewater treatment systems in this specific rural area, which has a high dependency on groundwater for water supply, creates an unacceptable risk of groundwater pollution.
- Achieving the mandatory 75m x 3m traffic sightlines would require the removal of significant roadside trees and hedgerows, which would have a disproportionate and detrimental impact on the rural character of the landscape.