Core Refusal Reason
The proposed development failed to demonstrate that it would not negatively impact the residential amenity of neighboring properties through overlooking and overshadowing, while also presenting significant road safety concerns due to substandard vehicular access and inadequate sightlines.
Decision Maker's Conclusion
- The applicant failed to provide sufficient evidence, such as a shadow analysis or revised window placement, to ensure the development would not result in undue overlooking or overshadowing of adjacent private amenity spaces.
- The proposed vehicular access is considered unsafe and substandard due to its excessive width (15.5m), lack of a proper set-back from the public road, and inadequate sightlines of only 30m in each direction.
- Insufficient information was provided regarding the impact of existing boundary vegetation on visibility and the specific surface treatments for parking areas, which are required to ensure proper drainage and traffic safety.
Cited Policies (CDP)
H1H2H6H7CPO 4.1CPO 4.2CPO 4.3CPO 4.6CPO 6.1CPO 6.2CPO 6.3CPO 6.4CPO 6.5CPO 6.21CPO 6.22CPO 6.26
Decision Document Summary
This planning application sought permission for the construction of two 3-bedroom semi-detached houses on a corner infill site at 'Thomond', Dublin Road, Arklow, Co. Wicklow. The proposal included new vehicular entrances onto Templerainey Park and connection to public services. Although the site is zoned 'Existing Residential', the Planning Authority determined that the design was deficient in protecting the residential amenities of neighboring dwellings and failed to meet necessary road safety ...SOURCE PDFOpen Original
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