2560298

for the construction of a one and half storey dormer detached dwelling with an associated garage and all necessary site works. This development does not impact any protected structures or areas of historical significance. Landscaping elements will include trees, shrubs, green spaces to enhance the aesthetic appeal and environmental sustainability of the property

Refused

Core Refusal Reason

The proposed dwelling is out of character with the surrounding single-storey residential context and would cause unacceptable overlooking of neighboring properties.

Decision Maker's Conclusion

  • The scale and design of the proposed dwelling, which is effectively two-storey at the rear, is out of character with the established concentration of single-storey dwellings in the immediate area.
  • The inclusion of a first-floor terrace and rear windows would result in undue overlooking of neighboring properties, negatively impacting their residential amenity and privacy.
  • The development contravenes multiple objectives of the Cavan County Development Plan 2022-2028, specifically those relating to building height (BHDO 03), overlooking (Section 13.4.9), and infill development (ISUA 02).

Cited Policies (CDP)

Section 12.13.2.1SUI 01SUI 02SUI 03Section 13.3.12UD 01UD 02UD 03UD 04UD 05Section 13.4.2Objective BHDO 03Section 13.4.7POS 01POS 02Section 13.4.9OO 01OO 02OO 03OO 04OO 05OO 06OO 07OO 08Section 13.5.2Objective ISUA 02

Decision Document Summary

Shane and Susan Downey applied for permission to construct a one-and-a-half-storey dormer detached dwelling and garage on an infill site in Billis, County Cavan. While the applicants successfully demonstrated a rural housing need within an area of 'strong urban influence,' the planning authority refused the application. The decision was based on the proposal's height and design, which were deemed incompatible with the surrounding single-storey character and likely to cause significant overlookin...
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