Core Refusal Reason
The proposed development was refused due to inappropriate design and scale within a sensitive landscape character area, combined with a failure to demonstrate adequate flood risk mitigation and adherence to riparian buffer requirements.
Decision Maker's Conclusion
- The proposed dormer bungalow is considered excessive in height, bulk, and mass relative to the existing cottage, resulting in a visually incongruous and haphazard pattern of development that detracts from the Special Landscape Character Area of the River Liffey.
- The applicant failed to submit a Site-Specific Flood Risk Assessment despite the site's location within an identified OPW flood zone, meaning the potential for negative flooding impacts has not been adequately addressed.
- The proposal fails to demonstrate compliance with the required 35-metre minimum riparian buffer zone from the bank of the River Liffey, contravening objectives designed to protect urban watercourses and public health.
Cited Policies (CDP)
UD O1HO O6HO O18IN O33IN O36LR O2FRA 3
Decision Document Summary
The applicant sought permission for an infill development consisting of a detached dormer bungalow on a 0.066ha site at Chapel Lane, Newbridge, adjacent to the River Liffey. Although the site is zoned for residential infill, Kildare County Council refused the application because the proposed dwelling's scale and design were deemed incompatible with the sensitive river landscape and existing architectural context. Additionally, the refusal was grounded in significant environmental concerns, speci...SOURCE PDFOpen Original
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