2460123

for demolition of existing single storey house on site, permission for the construction of a two storey detached apartment block consisting of 4No. apartments (3No. two bedroom apartments and 1No. one bedroom apartment), landscaping, bin and bike store, entrance, connection to foul and surface water and all associated site works

Refused

Core Refusal Reason

The proposed development was refused due to inadequate design quality, lack of technical detail, and failure to demonstrate that the two-storey apartment block would not negatively impact the residential amenity of neighboring properties through overlooking and overshadowing.

Decision Maker's Conclusion

  • The design and layout lack quality and local design reference, failing to meet the standards of Objective UD O1 and national guidelines for sustainable residential development and compact settlements.
  • The application is deficient in significant detail regarding site coverage, public open space, landscaping, and drainage, and fails to comply with the zoning objective to protect and enhance established residential communities.
  • It has not been adequately demonstrated that the development would not impinge on the residential amenity of neighboring dwellings in terms of overlooking and overshadowing, which would depreciate property values in the vicinity.

Cited Policies (CDP)

Objective UD O1Objective HO O6Objective HO O15Zoning Objective B (Kildare Town LAP 2023-2029)Chapter 15Section 15.6.6Section 15.6.7Section 15.7.8

Decision Document Summary

Michael Purcell proposed the demolition of an existing single-storey house at 654 Melitta Road, Kildare Town, to construct a two-storey detached block containing four apartments. The site is zoned 'B: Existing Residential/Infill' and is located near town centre residential developments and schools. Kildare County Council refused permission because the proposal represented an inappropriate design solution that lacked necessary detail and failed to protect the established character and residential...
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