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(a) Permission for the demolition of existing two storey dormer rear extension to existing two No. terraced buildings which are used as (1) Ground floor hairdressing salon, ground floor and first floor residential unit and (2) Ground floor bookmakers and first floor office use; (b) Permission for the construction of a two storey rear extension to existing two storey terraced building; (c) Change of use of existing uses described in (a) above for overall use of the amalgamated two buildings for use as a Guest House and all associated site works

Refused

Core Refusal Reason

The proposed development resembles a co-living/shared accommodation arrangement rather than a guesthouse and fails to provide adequate internal residential amenity or protect the daylight/privacy of neighboring properties.

Decision Maker's Conclusion

  • The proposal lacks essential guesthouse facilities such as a reception and dining area, causing it to resemble a co-living development which is discouraged under Section 15.4.9 of the County Development Plan without a demonstrated housing need.
  • The scale and layout of the extension would result in substandard natural light for ground floor units and cause significant overshadowing and loss of privacy to the residential property to the north.
  • The application failed to provide sufficient technical details regarding bicycle parking, bin storage arrangements, and the management of storm water run-off within the site curtilage.

Cited Policies (CDP)

Section 15.4.9Chapter 15Table 15.4

Decision Document Summary

Castlewood Taverns Limited proposed the demolition of existing rear extensions and the construction of a new two-story extension to facilitate a 12-bedroom guesthouse at Main Street, Sallins, Co. Kildare. Although the site is located within a town centre zone where guesthouse use is generally acceptable, the application was refused because the internal configuration lacked necessary hospitality infrastructure and instead functioned as a co-living scheme. Furthermore, the development's footprint ...
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