Core Refusal Reason
Refusal is recommended due to traffic safety hazards arising from a substandard internal road layout and deficient sightlines, alongside the cramped overdevelopment of a backland site that fails to provide adequate residential amenity, open space, and privacy separation distances.
Decision Maker's Conclusion
- The proposed internal access road and car parking layout are seriously deficient and fail to provide for safe vehicle and pedestrian movements, creating a significant risk of traffic hazard and conflict.
- The development represents a cramped overdevelopment of a constrained backland site, resulting in a substandard quality of residential amenity for both the occupants of the existing dwelling and the future occupants of the proposed units.
- The proposal fails to adhere to mandatory County Development Plan standards regarding public open space provision and the minimum 22m separation distance between opposing first-floor windows, leading to unacceptable levels of overlooking.
Cited Policies (CDP)
TRAN POL 24Section 11.14.6DM POL 5DM OBJ 14DM OBJ 16DM OBJ 18DM OBJ 21DM POL 6DM OBJ 24DM OBJ 26DM POL 7Table 11.1DM OBJ 28DM OBJ 29DM POL 11Section 11.5.19DM OBJ 42Section 11.5.20DM OBJ 43Objective DCE OBJ 1Objective DCE OBJ 2DM OBJ 90DM OBJ 93Table 11.3
Decision Document Summary
The proposal sought permission for 6 houses (initially all 3-bed, later amended to 4 three-bed and 2 two-bed) to the rear of an existing vacant dwelling, 'Woodlawn', on a narrow 0.2416ha site in Dunboyne. While the site is zoned 'A1-Existing Residential' and densification is encouraged in principle, the Inspector found the specific layout to be 'piecemeal and fragmented'. Key arguments centered on the access road being too narrow and creating an 'alley effect' without visitor parking or adequate...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.