22873
sought for development at this site at the Malt House, Canal Harbour, Monasterevin. The following protected structures exist within the subject site boundary, The Malt House, (a protected structure, Kildare County Council (RPS No. B21-27, and NIAH Ref. 11816093), The Managers House (a protected structure, Kildare County Council (RPS No. B21-08, and NIAH Ref. 11816095) and the associated stable block (not individually protected (NIAH Ref: 11816081). The development will consist of: The demolition of a section of boundary wall at the entrance to the site; The demolition of the existing bungalow (89.3sqm); The redevelopment of the following existing buildings: The Malt House, consisting of 15 No. 2 bed apartments and 6 No. 1 bed apartments; The Managers House consisting of 1 No. 2 bed duplex apartments and 1 No. 3 bed duplex apartment; The existing stable block consisting of 2 No. 1 bed single storey housing units: along with the proposed construction of 29 No. new residential units comprising of: 20 No. 3 bed duplex apartments; 8 No. 3 bed semi-detached houses; and 1 No. 4 bed detached. 54 No. units proposed in total. All with associated internal distributor road, car parking spaces, cycle parking, bin storage, site works, landscaping, boundary treatments and drainage
Core Refusal Reason
The proposed development was refused due to poor architectural design and layout that failed to respect the heritage context of the protected structures on site, resulting in a substandard public realm and negative impact on the site's character.
Decision Maker's Conclusion
- The proposal's poor layout and lack of architectural referencing would negatively impact the character, curtilage, and setting of the on-site Protected Structures (The Malt House and Manager's House).
- The design fails to comply with the 12 Urban Design Criteria, resulting in a poor-quality public realm dominated by car parking and lacking adequate integration with the surrounding environment.
- The development represents an inappropriate response to a sensitive heritage site that would set an undesirable precedent for substandard residential design in the area.