Core Refusal Reason
The demolition of a vernacular building that contributes to the Architectural Conservation Area (ACA) and the negative impact of the replacement dwelling on visual and residential amenities.
Decision Maker's Conclusion
- The existing single-storey semi-detached dwelling is considered an intrinsic element of the Kilkee Architectural Conservation Area (ACA) and its demolition would adversely impact the built heritage and visual amenities of the streetscape.
- The proposed replacement dwelling fails to comply with County Development Plan objectives CDP15.4 and CDP15.5, which seek to protect vernacular heritage and the special character of ACAs from unsympathetic development.
- The inclusion of a first-floor window on the western elevation would result in undesirable overlooking of the private rear amenity area of the adjacent dwelling to the south, negatively impacting residential amenity.
Cited Policies (CDP)
CDP15.4CDP15.5
Decision Document Summary
The applicant sought permission to demolish an existing single-storey semi-detached dwelling and construct a new two-storey replacement house at Gratten Street, Kilkee, Co. Clare. The site is located within the Kilkee Architectural Conservation Area (ACA) and is zoned for 'Mixed Use'. Clare County Council refused the application because the existing building is regarded as a significant vernacular structure that should be retained and renovated. The proposed replacement was deemed to have a nega...SOURCE PDFOpen Original
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