Core Refusal Reason
The proposed development is visually obtrusive and out of character with the area due to its positioning forward of established building lines, proximity to boundaries, and overbearing design, resulting in injury to the residential amenity of both future occupants and adjoining neighbors.
Decision Maker's Conclusion
- The proposal would be visually dominant and obtrusive within the streetscape, failing to respect established building lines and the existing character of the residential area.
- The proximity of the proposed dwellings to site boundaries would result in undue overbearing impacts and loss of privacy for adjoining residents, specifically at No. 396 Nutgrove Avenue.
- The development would offer a substandard level of residential amenity for future occupants due to inadequate separation distances and poorly configured private open space.
Cited Policies (CDP)
Zoning Objective APolicy Objective PHP18Policy Objective PHP19Policy Objective PHP20Policy Objective PHP42Section 12.3.1Section 12.3.1.1Section 12.3.7.1 (iv)Section 12.3.7.5Section 12.3.7.7Section 12.4Section 12.4.8.1Section 12.8Section 12.8.7.1Section 12.8.7.2
Decision Document Summary
This report assesses a proposal at 398 Nutgrove Avenue, Churchtown, Dublin 14, for the construction of two three-bedroom, two-storey detached houses with rear dormers and associated works on a corner site. The Planning Authority refused the application primarily due to visual incongruity and adverse impacts on residential amenity. The Inspector concluded that while the site is theoretically suitable for infill, the specific design fails to integrate with the established character of the area. Ke...SOURCE PDFOpen Original
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