Core Refusal Reason
The proposed side dormer extension would result in excessive overlooking of the private amenity space and habitable room windows of the adjacent property to the north due to its close proximity to the boundary and inadequate separation distances.
Decision Maker's Conclusion
- The proposed large north-facing bedroom window is located approximately 2 metres from the shared boundary, leading to direct and excessive overlooking of the private rear amenity space of the properties to the north.
- The development fails to meet the required separation distances between opposing windows serving habitable rooms above ground floor level, as mandated by both the County Development Plan and SPPR 1 of the national SRDCS Guidelines 2024.
- The proposal would seriously detract from the residential amenities of neighboring properties, set an undesirable precedent for similar developments, and is contrary to the 'RE' zoning objective which seeks to protect and improve existing residential areas.
Cited Policies (CDP)
CPO 6.21Appendix 1 Development & Design StandardsSection 3.1.8 House extensionsZoning RE 'Existing Residential'SPPR 1 of the Sustainable Residential Development and Compact Settlements Guidelines 2024
Decision Document Summary
The applicant sought permission for an attic conversion and a metal-clad side dormer extension to accommodate a new bedroom and stairs at 90 Saran Wood, Bray, Co. Wicklow. While the principle of development was acceptable, the Planning Officer raised significant concerns regarding a large north-facing window in the dormer positioned only 2 metres from the boundary. This proximity, exacerbated by the site's elevated topography, was deemed to cause undue overlooking of the private garden and habit...SOURCE PDFOpen Original
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