Core Refusal Reason
The proposed development is contrary to the 'Amenity' zoning objective for the access route and would result in significant negative impacts on neighboring residential amenity due to its excessive scale, inadequate boundary setbacks, and poor site layout.
Decision Maker's Conclusion
- The proposed vehicular access is located on lands zoned for 'Amenity' use, which is contrary to the zoning objectives to provide, preserve, and enhance open space and biodiversity.
- The scale and height of the bungalows, combined with a minimal 1.1m setback from the north-western boundary, would cause undue harm to neighboring residents through overshadowing, loss of light, and loss of outlook.
- The site layout is considered overdeveloped and poorly designed, lacking sufficient space for landscaping buffers and failing to provide adequate passive surveillance or amenity for future occupiers of Unit B.
Cited Policies (CDP)
Nenagh and Environs Local Area Plan 2024-2030Tipperary County Development Plan 2022-2028 Volume 3 Section 4.10National Policy Objective 27National Policy Objective 33National Policy Objective 35
Decision Document Summary
John Eustace sought permission for two 3-bedroom bungalows on a 0.095ha infill site at Coille Bheithe, Nenagh. While the site is largely zoned for residential use, the proposed access traverses land zoned for 'Amenity', creating a fundamental policy conflict. The Planning Authority determined that the development's ridge height of 6.38m and proximity to the shared boundary would negatively impact the adjoining property to the north-west. Additionally, concerns were raised regarding potential noi...SOURCE PDFOpen Original
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