Core Refusal Reason
The proposed two-storey extension is refused due to its excessive scale, massing, and footprint relative to the existing single-storey dwelling, which would result in a visually obtrusive development that fails to integrate with the character of the area and negatively impacts the residential amenity of the adjoining property through overlooking and overbearing presence.
Decision Maker's Conclusion
- The proposed extension's height of 7.818 metres and gross floor space, which is more than double that of the existing 4.430-metre high dwelling, is not subordinate in scale and contravenes Objective EXD 01 of the County Development Plan.
- The inclusion of a first-floor bedroom window on the eastern elevation would cause undue overlooking and a loss of privacy for the residents of the neighbouring property.
- The design, featuring separate external entrance doors, gives the appearance of an entirely separate dwelling rather than a subservient extension, which would set an undesirable precedent and harm the character of the existing semi-detached streetscape.
Cited Policies (CDP)
Section 13.5.5Objective EXD 01Section 14.5Objective 14.5.1Vision 14.5.2Cavan County Development Plan 2022-2028Local Area Plan for Cavan Town 2022 – 2028
Decision Document Summary
This application proposed a two-storey rear extension and elevational alterations to a single-storey semi-detached dwelling at Drumalee, Cavan. Although located on lands zoned for residential use where extensions are generally acceptable, the proposal was refused because its significant scale and massing were deemed disproportionate to the original structure. The Planning Authority determined that the development would be visually obtrusive, fail to integrate with the established character of th...SOURCE PDFOpen Original
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