22583
the demolition of the existing single storey habitable detached dwelling, restoration and essential repair of the existing single storey non habitable vernacular cottage and the construction of a single/two storey five bedroom detached replacement dwelling with integral two bay garage and home office/study, detached garden shed, new relocated vehicular access, all on and off site development works and boundary treatments including decommissioning of existing septic tank and provision of new connection to existing public foul sewer network on site of circa 0.34 Ha.
Core Refusal Reason
The application was refused due to the applicants' failure to demonstrate a 'local need' for a rural dwelling and the proposed development's excessive scale and poor integration with the existing vernacular cottage.
Decision Maker's Conclusion
- The applicants failed to demonstrate compliance with the 'local need' criteria for a one-off dwelling in a rural area under Strong Urban Influence, as required by Policy RH2 of the Kildare County Development Plan 2017-2023.
- The proposed five-bedroom dwelling, at 357sqm, is nearly nine times the floor area and double the height of the existing vernacular cottage, resulting in a seriously disproportionate scale and bulk.
- The design fails to physically link or meaningfully integrate with the original vernacular structure, which is contrary to policies RH 19, RH 20, and RH 21 regarding the sensitive restoration and extension of vernacular buildings.