2342302
Permission for retention is sought for the 2-storey extension to the rear (west) of the property, a small lean-to shed with corrugated plastic roof to the south gable end of the property and the retention of 2 no. velux windows- 1no. velux window to the side (south) elevation and 1 no. velux window to the side (north) elevation and planning permission is sought for the addition of 1 no. new velux window to the front (east) elevation and all associated site development works.
Refused
Core Refusal Reason
The development would result in a substandard dwelling unit for occupants due to poor internal layout and inadequate daylight/ventilation, while simultaneously injuring the residential amenities of neighbors through overlooking, overshadowing, and visual overbearing.
Decision Maker's Conclusion
- The internal residential amenity for future occupants is substandard, failing to meet minimum floor area requirements and providing inadequate levels of natural light and ventilation to living spaces and bedrooms.
- The development causes significant injury to the residential amenities of adjacent properties at Avondale Park and Churchyard Lane through direct overlooking from the raised balcony and the overbearing massing of the rear and side extensions.
- The overall design lacks subservience to the original vernacular cottage and fails to respect the character and pattern of development in the surrounding suburban area, representing an uncoordinated and insensitive intervention.
Cited Policies (CDP)
ZO 1 (Sustainable Residential Neighbourhoods)ZO 1.1ZO 1.2ZO 1.4Section 11.12Section 11.3Section 11.5Section 11.106Section 11.107Section 11.140Section 11.141Section 11.142Section 11.143Section 10.120Objective 11.5
Decision Document Summary
The application seeks retention of a two-storey rear extension, a lean-to shed, and roof windows at a vernacular end-of-terrace cottage in Ballintemple, Cork City. The Inspector highlights critical inaccuracies in the application's documentation, particularly regarding site levels and the extent of unauthorized works. The site context involves significant ground level changes that led to a sunken ground-floor bedroom with poor amenity. The Inspector's key arguments center on the 'substandard' in...SOURCE PDFOpen Original
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