Core Refusal Reason
The proposal constitutes overdevelopment of a restricted site, characterized by excessive density and plot ratio, poor architectural design, and inadequate residential amenity, which would be visually obtrusive and out of character with the surrounding area.
Decision Maker's Conclusion
- The proposed development represents overdevelopment of the site with excessive density (225 units/ha) and plot ratio (1.45), resulting in a visually obtrusive structure that fails to integrate with the existing character of Melitta Road.
- The scheme provides substandard residential amenity, specifically regarding the poor quality of accommodation in Unit 6 (lack of aspect/ventilation) and the significant overshadowing of neighboring residential properties to the east.
- The proposal lacks adequate car parking and relies on unsafe, unsupervised pedestrian access via a narrow laneway, which would be contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
Objective B - Kildare Town LAP 2012-2018Policy HP 4 - Kildare Town LAP 2012-2018Policy HP 11 - Kildare Town LAP 2012-2018Table 4.1 - Kildare CDP 2017-2023Section 17.4.5 - Kildare CDP 2017-2023Section 17.2.3 - Kildare CDP 2017-2023Section 17.7.6 - Kildare CDP 2017-2023Table 17.9 - Kildare CDP 2017-2023
Decision Document Summary
Roundtower Developments Limited sought permission for a three-storey apartment building containing 7 units (6 one-bed and 1 studio) on a 0.031ha site at Melitta Road, Kildare Town. The site is located in an established residential area near the town center and train station. Kildare County Council refused the application primarily because it was deemed overdevelopment, featuring a density and plot ratio significantly above recommended standards. The design was criticized for being visually obtru...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.