2660176

The construction of a two-storey dwelling house with external terrace area and multiple storage areas, together with connections to the existing vehicular and pedestrian entrances and existing services, and all associated site development and engineering works necessary to facilitate the development

Refused

Core Refusal Reason

The proposal constitutes piecemeal, uncoordinated backland development that contravenes the eRES zoning objective and fails to provide a comprehensive masterplan for the site, while also negatively impacting the residential amenity of neighboring properties due to its excessive scale and elevated position.

Decision Maker's Conclusion

  • The development is considered piecemeal and uncoordinated, failing to align with the CDP's requirement for a comprehensive masterplan for backland sites to ensure higher density and sustainable development.
  • The proposed dwelling's excessive scale, height, and elevated siting would significantly detract from the residential amenity of the existing semi-detached houses to the front by encroaching on private open space and causing overlooking.
  • The proposal would cut off access to lands further to the rear, thereby reducing the potential for a more integrated and higher-density residential development in the future on serviced lands.

Cited Policies (CDP)

eRES zoning objectiveSection 10.4.1Section 33.2.2P-LCP-1P-LCP-2P-LCP-3Section 33.4P-DSNC-1P-DSNC-4

Decision Document Summary

This application sought permission for a two-storey dwelling house and ancillary garage on an elevated backland site at Top Road, Strandhill, Co. Sligo, located behind two existing semi-detached houses. Sligo County Council refused the application primarily because it represents uncoordinated, piecemeal development on lands zoned for residential use (eRES), where a more comprehensive masterplan for the entire backland area is required to achieve appropriate density. Additionally, the Planning Au...
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