2244

development will consist of the demolition of an existing single story dwelling and general site clearance and the construction of a 4 storey apartment block, with 4th storey set back, totalling 41 apartments, comprising of 18 No. 1 bed units, and 23 No. 2 bed units, private open spaces in the form of balconies and terraces, 55 surface carparking spaces, 80 bicycle spaces, bin store, foul and SuDS drainage and all associated plant, ancillary landscaping, development and site works, including new boundary treatments

Refused

Core Refusal Reason

The proposed development represents overdevelopment of the site, characterized by excessive density, substandard open space provision, and a poor layout that fails to protect the residential amenity of neighboring properties.

Decision Maker's Conclusion

  • The proposed density of 85 units per hectare is considered excessive and represents overdevelopment for this outer suburban location, failing to comply with Policy LD 1 of the Kildare County Development Plan.
  • The layout provides substandard, narrow, and linear public open space (less than 10m in width) and is dominated by an excessive degree of surface-level car parking, which detracts from the visual and residential amenity of the area.
  • The development fails to provide adequate separation distances, particularly regarding penthouse-level balconies, leading to unacceptable overlooking of adjacent residential gardens and a poor quality of residential layout.

Cited Policies (CDP)

HSO 8HC 1HCO 1HCO 2HCO 3HCO 4HD 1Policy CO 2Objective SRO 1Objective HDO 2Policy LD 1Policy PS 1Objective PSO 1Section 17.2.4Section 17.4.7

Decision Document Summary

Derrin Homes Limited proposed the demolition of an existing dwelling at Rooske Lodge, Newbridge, to construct a four-storey apartment block comprising 41 units. While the site is zoned for residential use, Kildare County Council refused permission because the proposal was deemed an overdevelopment of the site. The decision cited an inappropriate density for the suburban context, a poor-quality layout featuring fragmented and narrow open spaces, and significant concerns regarding the overlooking ...
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