Core Refusal Reason
The proposal constitutes excessive ribbon development in an 'Area of Urban Influence' and fails to meet the 'Gap Site' criteria under Policy 5-12, while also presenting significant design and siting conflicts regarding building height and building line consistency.
Decision Maker's Conclusion
- The development would result in the creation of an 8th dwelling within a 250-metre stretch of roadway, contravening Policy 5-12 as the site does not currently qualify as a 'Gap Site'.
- The proposed two-storey design is considered out of character with the predominantly single-storey dwellings in the immediate vicinity and would represent an incongruous feature in the rural landscape.
- The proposed setback of 45.3m fails to respect the established building line and poses a significant risk of overlooking and loss of privacy to the adjacent residential property to the north.
Cited Policies (CDP)
Policy 5-11Policy 5-12Policy 5-9Section 4.1Section 6.1Table 6.1Table 6.2Appendix 4Appendix 6
Decision Document Summary
Adam Quinn & Katie Jones sought permission for a two-storey dwelling, entrance, and wastewater system at Springhouse, Kilshane, Co. Tipperary. The site is located within an 'Area of Urban Influence' and is currently in agricultural use. While the applicants demonstrated a social need to reside in the area, the Planning Authority identified several critical conflicts: the proposal constitutes excessive ribbon development (representing the 8th house in a 250m stretch), the two-storey scale is inco...SOURCE PDFOpen Original
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