2360241
for the creation of a new pedestrian link form the river Liffey pedestrian bridge (a Protected Structure (RPS Ref: B11 103) to the Main Street via a new staircase, alterations to the external elevations of the existing Bridge House, the construction of a new three-storey over lower ground floor level building containing a commercial unit, three one-bedroom apartments with balconies, one two-bedroom duplex apartment with balcony, a roof terrace, secure bike storage and communal bin area and all ancillary site development works
Core Refusal Reason
The proposed development was refused due to its excessive scale and massing within a sensitive Architectural Conservation Area, its negative impact on protected views and a Protected Structure, and significant technical deficiencies regarding flood risk, archaeology, and environmental impact.
Decision Maker's Conclusion
- The scale, bulk, and massing of the proposed structure are considered unduly dominant and incongruous within the Celbridge Architectural Conservation Area, failing to integrate into the historic fabric and detracting from the setting of the adjacent Protected Structure.
- The application lacked critical technical documentation, including a detailed Visual Impact Assessment for protected river views, an Archaeological Impact Assessment for a zone of potential, and a Site Specific Flood Risk Assessment.
- The proposed pedestrian permeability link is deemed unsafe from a traffic hazard perspective due to obscured intervisibility, and the project failed to demonstrate that it would not adversely affect the integrity of the Rye Water Valley/Carton SAC.