2560014
Permission for development which consists of; to (a) demolish existing single storey garage & utility room (b) to construct two storey extension to side and three storey extension to rear incorporating basement/plant room (c) to convert attic to office & playroom (d) to construct front porch and (e) to carry out internal alterations
Refused
Core Refusal Reason
The proposed development was refused due to excessive scale and massing causing overshadowing and overbearing impacts on neighboring property, sub-standard attic head height for habitable use, and failure to meet separation distance standards to prevent overlooking.
Decision Maker's Conclusion
- The proposed extensions, by virtue of their scale, massing, and proximity to boundaries, would result in significant overshadowing and an overbearing impact on the adjacent residential property to the north (No. 91 Renmore Park).
- The proposed attic conversion fails to meet minimum head height requirements (2.4m) for habitable accommodation, providing only 2m, which is considered sub-standard and prejudicial to public health.
- The design of the first-floor terrace fails to provide adequate separation distances or privacy screening, leading to undue overlooking of adjoining private amenity spaces in contravention of SPPR 1 standards.
Cited Policies (CDP)
Policy 3.6 Sustainable Neighbourhoods: Established SuburbsPolicy 3.5 Sustainable Neighbourhoods: Established SuburbsSection 11.3.1 (I) Residential ExtensionsSection 11.3.1 (d) OverlookingSection 11.3.1 (c) Amenity Open Space ProvisionSPPR 1 - Separation Distances
Decision Document Summary
The applicant sought permission for a significant expansion of a semi-detached dwelling at 92 Renmore Park, including a three-storey rear extension and an attic conversion to habitable space. While the site is located within an established residential suburb, Galway City Council refused the proposal as it constituted overdevelopment. The decision was primarily based on the negative impact the scale and massing would have on the neighboring property's amenity through overshadowing, the failure to...SOURCE PDFOpen Original
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