2360394

demolition of existing structures (410 sqm total) and development of 3-storey building (GFA total 993sqm) of ground level retail unit (230sqm), 2no. residential floor levels comprising 8no. apartments w\ balcony and shared roof terrace (34sqm), hard/soft landscaping, site lighting, drainage, amendments to existing site level, removal of vehicular entrance from side street, and rear yard area, and all associated site works. Change of use from retail/commercial to retail/residential. Adjacent sites include protected structure (Ref No. 13-40) and Part 8 application (Ref No. 22019).

Refused

Core Refusal Reason

The proposed design, specifically the use of multiple front-facing gables and timber detailing, is considered visually discordant and out of character with the traditional linear Irish townscape of Newtownmountkennedy and the setting of adjacent protected structures.

Decision Maker's Conclusion

  • The architectural form, featuring multiple front-facing gables and timber detailing, is alien to the established linear Georgian/Victorian character of Newtownmountkennedy's Main Street.
  • The scale and massing, including a prominent blank northern flank wall, would dwarf neighboring properties and negatively impact the setting of the adjacent protected St. Joseph's Church.
  • The proposal fails to integrate with the existing built fabric and would result in a visually discordant feature that detracts from the character and visual amenities of the town centre.

Cited Policies (CDP)

Appendix 1 Design standards, Section 3.2.2Section 2.1.7 Car ParkingTable 2.3Objective NK9 of the Newtownmountkennedy Town Plan 2022-2028Section 3.31 of the Apartment Guidelines 2022Section 3.4 of the Apartment Guidelines 2022

Decision Document Summary

The proposal sought the demolition of existing structures and the development of a mixed-use building consisting of a ground-floor retail unit and five duplex apartments at Market Square, Main Street, Newtownmountkennedy. While the applicant submitted a revised design to address initial concerns, the Planning Authority refused permission because the building's form—specifically its gable-ended bays, balconies, and blank flank wall—was deemed incompatible with the traditional Irish townscape. The...
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