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Ciara Byrne 14 Willow Grove, Ballymore, Co. Kildare 3 November 2026 Planning Department, Kildare County Council, Áras Chill Dara, Devoy Park, Naas, Co. Kildare RE: Submission/Observation on Planning Application Reg. Ref. SAMPLE/0001 Proposed development at: Site adjacent to 10 Willow Grove, Ballymore, Co. Kildare

A Chara,

I wish to make a submission under Section 34 of the Planning and Development Act 2000 (as amended) and Article 29 of the Planning and Development Regulations 2001 in relation to the above application, which proposes the construction of a three-storey building of 12 apartments with 8 car parking spaces. I enclose the statutory fee of €20.

I live at 14 Willow Grove, directly adjoining the eastern boundary of the site. I object to the proposed development on the following grounds, each of which is a material planning consideration.

1. Overlooking and loss of privacy

The proposed second-floor balconies on the eastern elevation would face directly towards the rear of my home at a distance of approximately 11 metres from the shared boundary. They would overlook my kitchen, which is the main family room, and the whole of my rear garden, as shown in the enclosed photographs taken from my kitchen window. Residential amenity, including a reasonable expectation of privacy in private open space, is a material consideration, and the separation distance falls well short of what is normally sought between opposing first-floor windows in established residential areas.

2. Overshadowing and loss of daylight

The building would rise to three storeys immediately south-west of my rear garden. In the afternoon and evening the garden and kitchen currently receive direct sunlight, which the proposal would substantially remove. No daylight and sunlight assessment in line with the BRE guidance (Site Layout Planning for Daylight and Sunlight) appears on the planning file. I respectfully submit that permission should not be granted without one.

3. Traffic and road safety

The single vehicular entrance would open onto Willow Grove 25 metres from the junction with the school road, where queuing traffic at drop-off and collection times already extends past the proposed entrance, as shown in the enclosed photographs taken at 8:40am on two weekdays. The application does not demonstrate that adequate sightlines can be achieved in both directions, and the additional turning movements would create a hazard for children walking to school.

Planning history of the area

I note that the planning authority refused permission in 2023 for a two-storey building of four apartments on a site approximately 150 metres away on Willow Grove (Reg. Ref. SAMPLE/0002). While each application must be assessed on its own merits, the planning history of the area is a relevant consideration, and I ask the planning authority to have regard to that decision in the interest of consistency.

Conclusion

For the reasons set out above, the proposed development would seriously injure the residential amenity of adjoining properties by reason of overlooking and overshadowing, and would endanger public safety by reason of traffic hazard. It would therefore be contrary to the proper planning and sustainable development of the area. I respectfully request that the planning authority refuse permission or, in the alternative, require the design to be revised so that these concerns are fully addressed.

I request that the planning authority take this submission into consideration in accordance with Section 34(3) of the Planning and Development Act 2000, and that I be notified of the decision in due course.

Is mise, le meas,

Ciara Byrne

Ciara Byrne