2660432

Cosmo Developments Kilmeaden Limited intends to apply for Permission for development and for Retention Permission for Development, respectively, in relation to four partially constructed two-storey semi-detached houses, identified as Nos. 18 (Eircode X91 AW8E) and 19 (Eircode X91 X4PV), and Nos. 20 (Eircode X91 CYR0) and 21 (Eircode X91 NXE0), Leaca, Adamstown, Kilmeaden, Co. Waterford. The Application focuses on an area of 865sq.m on an overall Development site of 1.24 hectares. The overall site is currently under construction, with the residual 25 No. permitted units (houses and an apartment block, respectively) at various stages of completion. The development for which Retention Permission for Development is sought consists of all amendments to the approved floor plans, internal layouts, servicing above and below ground, and elevations and heights relative to Ordnance Datum of House Nos. 18, 19, 20 and 21, respectively, as constructed relative to the development previously permitted under An Bord Pleanála Reference ABP-310803-21 (Waterford County Council Register Reference 20/400) for the total site. (No. 12 Leaca was permitted separately under WCC Reg. Ref. 2560094.) The development for which Permission for Development is sought will consist of revised boundary treatments, hard and soft landscaping, drainage, service connections and all associated site development works within the curtilage of Houses Nos. 18, 19, 20 and 21.

Refused

Core Refusal Reason

The development is refused due to its excessive bulk, scale, and height relative to neighboring properties, creating an over-dominating and visually obtrusive presence that injures residential amenity.

Decision Maker's Conclusion

  • The dwellings as constructed are 4m to 6m higher than neighboring houses to the west, resulting in a visually dominant and overbearing impact.
  • The proposal would seriously injure the residential amenities of the area by way of visual obtrusiveness and an over-bearing impact on contiguous dwellings.
  • The submitted stormwater design and SuDS measures are inadequate and fail to meet the requirements of the Planning Authority's Roads Section.

Cited Policies (CDP)

WCCC Development Plan 2022 - 2028: Zoned Rural Village [RV]

Decision Document Summary

Cosmo Developments Kilmeaden Ltd sought retention permission for four partially constructed two-storey semi-detached houses at Leaca, Adamstown, Kilmeaden, Co. Waterford, along with permission for revised boundary treatments and site works. The application followed planning enforcement and a High Court mediated agreement. The Planning Authority refused the application primarily because the houses, built significantly higher than neighboring dwellings, were deemed over-dominating and injurious to...
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