2360326
for 1. Demolition of existing out buildings and partial demolition of existing building to accommodate proposed development. 2. The construction of a 2 storey apartment building comprising 8 no. apartments, including 4no. 2 bedroom apartment units and 4 no. 1 bedroom apartments, 3. Connection to existing services, 4. Access via existing entrance from laneway connecting Firecastle Lane and Claregate Street, 5. Associated hard & soft landscaping design 6. Provision of new boundaries and alteration to existing boundaries 7. All ancillary site works
Core Refusal Reason
The proposed development was refused due to its inappropriate scale and design within an Architectural Conservation Area, failure to meet minimum residential standards for apartment units, and potential negative impacts on the residential amenity of neighboring properties.
Decision Maker's Conclusion
- The proposal fails to respect or enhance the character of the Kildare Town Architectural Conservation Area and lacks a mandatory Architectural Heritage Impact Assessment, making it contrary to proper planning and sustainable development.
- The development constitutes substandard residential accommodation as it fails to meet minimum standards for apartment floor areas, bedroom sizes, storage, and private open space provision.
- The applicant failed to provide sufficient detail to demonstrate that the proximity of the building would not result in significant injury to neighboring amenities through overlooking, overshadowing, and an overbearing nature.