211520

sought for the construction of a new two storey detached dwelling house with detached single storey garage, subdivision of the existing site and alterations to the existing cottage to include a new pitched roof to replace existing flat roof at the rear of the cottage, minor internal and external alterations. Plus all associated site works including the removal of existing garage, carport and outbuildings

Refused

Core Refusal Reason

The proposed development was refused due to its excessive scale and bulk, which was deemed visually incongruous with the site context and existing cottage, and for causing an unacceptable degree of overlooking that would injure residential amenity.

Decision Maker's Conclusion

  • The proposed two-storey dwelling is excessive in scale and bulk, failing to respond to the site context and appearing visually dominant and incongruous relative to the existing cottage and streetscape.
  • The design and positioning of the new dwelling would result in an unacceptable degree of overlooking of the existing cottage to the south, seriously injuring the residential amenities of the property.
  • The development, including the inappropriate location of the proposed garage encroaching on the building line, represents a haphazard and piecemeal form of development that would set an undesirable precedent for similar infill projects in the area.

Cited Policies (CDP)

Kildare County Development Plan 2017-2023Chapter 4: HousingChapter 17: Development Management StandardsSection 17.2.4Section 17.4.8Leixlip Local Area Plan 2020-2023 (Zoning 'B Existing Residential/Infill')

Decision Document Summary

The proposal sought permission for the construction of a new 318 sqm two-storey detached dwelling and a detached garage on a subdivided site at 452 Green Lane, Leixlip, alongside alterations to an existing cottage. Although the site is zoned for 'Existing Residential/Infill' under the Leixlip Local Area Plan, Kildare County Council refused permission. The refusal was primarily based on the excessive scale and bulk of the proposed house, which was considered visually obstructive and out of charac...
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