Core Refusal Reason
The proposed infill dwellings constitute overdevelopment of a restricted and prominent corner site, resulting in a visually obtrusive design that is out of character with the established streetscape, injures the residential amenities of neighbors via overlooking and overshadowing, and creates a traffic hazard due to inadequate sightlines.
Decision Maker's Conclusion
- A split decision is warranted: the modest single-storey extension to the existing dwelling is acceptable and in keeping with the house's character.
- The two new dwellings represent overdevelopment that fails to respect the established building lines and would result in an unacceptable level of overlooking and overbearing impact on adjacent properties.
- The proposed vehicular access arrangements are unsafe due to restricted visibility at a junction and would necessitate the unacceptable removal of a specimen street tree.
Cited Policies (CDP)
Objective 'A' ZoningSection 12.3.7.5 Corner/Side Garden SitesSection 12.3.7.7 InfillSection 12.8.3.3 Private Open Space for HousesSection 12.8.7.1 Separation DistancesSection 12.8.7.2 BoundariesSection 12.8.11 Existing Trees and HedgerowsSection 12.4.8.1 Vehicular entrancesSection 12.4.8.6 Access across public open spaceObjective PHP18Objective PHP19Objective PHP20Objective OSR7Objective EI6 (Sustainable Drainage Systems)Objective EI9 (Drainage Impact Assessment)SPPR 1 & SPPR 2 (Compact Settlements Guidelines 2024)
Decision Document Summary
The applicant sought permission for a residential development at 1 Kerrymount Green, Cornelscourt, consisting of two new detached two-storey houses in a side garden and an extension to the existing house. The Inspector noted that while the site's 'A' zoning supports residential development and the proposed density (54dph) is theoretically acceptable under national guidelines, the layout was flawed. Key arguments against the dwellings included a failure to meet the 16m separation distance for opp...SOURCE PDFOpen Original
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