Core Refusal Reason
The proposed development is considered excessive in scale, massing, and bulk, requiring significant excavation that is out of character with the surrounding area and contrary to General Housing Policy Objective H 02.
Decision Maker's Conclusion
- The proposed dwelling is excessive in scale, massing, and bulk, resulting in a development that is out of character with the existing streetscape and the scale of development in the Dunmore East area.
- The level of excavation required to accommodate the three-storey nature of the proposal is considered excessive and has not been adequately justified or mitigated in the design proposals.
- The developer failed to adequately address the previous reasons for refusal issued by An Bord Pleanála under reference 23/60171, particularly regarding the impact on the prominent location and compliance with residential amenity standards.
Cited Policies (CDP)
General Housing Policy Objective H 02General Housing Policy Objective H 01H18H20Section 3.4.2Section 4.7Section 8.6Section 8.8Waterford City & County Development Plan 2022-2028
Decision Document Summary
The proposal sought permission for the demolition of an existing 83.65 sq.m single-storey dwelling at Convent Road, Dunmore East, and the construction of a new 328 sq.m two-storey over basement house. Located in a 'Most Sensitive' scenic classification area, the site fronts the L4202 primary road. The application was refused as the proposed scale and bulk were deemed inappropriate for the site's prominent location, and the required extensive rock excavation was considered excessive. The planning...SOURCE PDFOpen Original
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