Dublin Rd / Gleann Na Greine, Naas, Co. Kildare, Kildare
Dublin Rd / Gleann Na Greine, Naas, Co. Kildare
for (i) miscellaneous alterations and refurbishments of the existing single storey residential cottage facing unto the Dublin Road, including demolition of single storey rear extensions and construction of new rear single storey extension, to create a two-bedroomed unit, (ii) construction of six new residential units within the site, arranged across three two-storey blocks, and consisting of two two-bedroomed units and four one bedroomed units and (iii) access routes into the property including pedestrian and bicycle access through the Dublin Road frontage, and pedestrian, bicycle and vehicular access through the Gleann na Gréine frontage. The development will include also inter alia, works and structures to facilitate all necessary site services, PV, water attenuation, connection to mains sewer, altered ground levels, (including a pond), gazebo, hard and soft landscaping, car and bicycle parking, screen walls of varying heights, and the demolition and removal from the site of existing garden structures. Revised by Significant further Information which consists of: (a) Reduction in number of residential units from seven to six units consisting now of 3 by 2B and 3 by 1B, (b) Redesign of front residential block one, in area, scale and in location, (c) Redesign of central residential block two from two storey to single storey, (d) Miscellaneous design alterations to block three facing Gleann na Greine, (e) Miscellaneous changes to overall site layout to facilitate overall redesign, (f) Engineering Details regarding surface water attenuation, (g) Archaeological Report, (h) Invasive Species Report, (i) Conservation Report, (j) Engineer’s Drawings and Report, (k) Additional Topographical Survey Data, Levels and Volume Calculations, (l) Revised schedule of areas of units, (m) Shadow Diagrams, (n) Waste Management Report (o) Construction Management Report, (p) Transportation Response and Tracking, and (q) Reference Letter to ‘Taking in-charge’
- Having regard to the proposed density, which is over 90 dwellings per hectare, and where the site is located within the Naas Architectural Conservation Area and in immediate proximity to a Protected Structure (Almshouse (NS19-011)), where the proposed façade of Block 2 would be located approximately 0.74m from the boundary wall of the protected structure, and where substandard private amenity and open space lacking quality, functionality, size and useability is provided, and having regard to Policy and Objective 3.1, Figure 3.3, Section 3.4 and Section 3.3.6 of The Sustainable Residential Development and Compact Settlements, Guidelines for Planning Authorities (January 2024) which require ‘in the case of very small infill sites...need to respond to the scale and form of surrounding development, to protect the amenities of surrounding properties’ where the design response ‘may take precedence over the densities set out in this Chapter’, the proposed infill development would be an overdevelopment of the site, and would therefore be contrary to current policy objectives and if granted would seriously injure residential and town centre amenities and property in the vicinity.
- Section 10 of the Naas Local Area Plan 2021-2028 seeks to ‘integrate new and regenerated areas within the historic core in a contemporary manner that complements the existing urban structure and heritage of the town’ and ‘to ensure that best practice urban design principles are applied to all new development, based on the principle that well-planned and integrated development enhances the sustainability, attractiveness and liveability of an area’. The proposed development fails to provide ‘enclosure through the construction of strong urban edges and legible built form’, fails to provide ‘open spaces with character’, ‘a focal point’ and not overly dominated by hard landscaping and fails to ensure that attractiveness in new and regenerated buildings is achieved through the use of layout and material finishes. The proposed development would therefore be contrary to Objective URD 1.2 of the Naas Local Area Plan 2021-2028, which requires that development be in keeping with the relevant Urban Design Principles outlined in Section 10.3.2, and furthermore would be contrary to Kildare County Development Plan 2023-2029 objectives (UD P1, UD O1) which require ‘a high standard of urban design to be integrated into the design and layout of all new development and ensure compliance with the principles of healthy placemaking’. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.