211767

for the sub-division of existing site for the construction of 4 no. dwellings (2 blocks of 2 semi-detached two storey houses, Type A - 4 bedroom two storey house with attic conversion, Type B - 3 bedroom two storey), partial demolition of existing building to allow access road and public footpath, connection to public foul sewer and all associated site works

Refused

Core Refusal Reason

The proposal was refused due to significant traffic safety concerns regarding a new junction near a pedestrian crossing, and the negative impact on architectural heritage and village character resulting from the partial demolition of a vernacular forge and an overdeveloped, inappropriate layout.

Decision Maker's Conclusion

  • The proposed new junction onto the R411, situated immediately adjacent to a pedestrian crossing, would create a traffic hazard and contravene policies RR 1 and PK 5 concerning road safety and parking provision.
  • The partial demolition of the forge and the subdivision of the curtilage of a structure listed on the National Inventory of Architectural Heritage (NIAH) would permanently damage the historic streetscape and character of Ballymore Eustace.
  • The development represents overdevelopment of a constrained site, featuring a poor layout with 'tokenistic' open space and building heights that exceed the two-storey limit established in Policy VC 4.

Cited Policies (CDP)

Section 2.5.3VC 1VC 2VC 3VC 4VC 5Section 4.11Objective SRO1DL 1HD 1HDO 2HDO 3RR 1LR 1LR 4PK 5VA 1VA 2VA 4VA 5VA 6VA 8Section 17.4.5

Decision Document Summary

Ecolodge Construction Limited proposed the sub-division of a residential plot on Main Street, Ballymore Eustace, to construct four infill dwellings and partially demolish a vernacular forge building. The site is located within the village centre and forms part of the curtilage of a dwelling recorded on the National Inventory of Architectural Heritage. Kildare County Council refused permission because the proposed access arrangements posed a risk to traffic and pedestrian safety, and the overall ...
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