Core Refusal Reason
The proposed first-floor extension was refused due to its excessive scale, height, and inappropriate design, which would result in an overbearing and visually intrusive structure that causes overlooking of adjacent properties and sets an undesirable precedent for backland development.
Decision Maker's Conclusion
- The proposed increase in ridge height from 3.6m to 8.2m and the use of inappropriate cladding materials would be visually intrusive and out of context with the surrounding area.
- The development would result in significant overlooking of neighboring rear amenity spaces, particularly Rhoda Cottage, and its overall massing is considered overbearing for a backland site.
- The proposal is at odds with the prevailing pattern of development in the vicinity and would set an unwanted precedent for haphazard backland development.
Cited Policies (CDP)
CPO 6.21CPO 14.12Appendix 1Bray Municipal District Local Area Plan 2018
Decision Document Summary
This application sought permission for a 102sqm first-floor extension to an existing single-storey dwelling located to the rear of Rhoda Cottage on Putland Road, Bray. The proposal aimed to create a two-storey, three-bedroom residence on a constrained backland site with no vehicular access. Wicklow County Council refused the application, concluding that the significant increase in height and massing would be visually overbearing, would cause injurious overlooking of adjacent private open spaces,...SOURCE PDFOpen Original
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