Core Refusal Reason
The proposed development would seriously injure the residential amenities of neighboring properties through significant overlooking and overbearing impacts resulting from its excessive scale and inappropriate design, including an external stairwell and balcony.
Decision Maker's Conclusion
- The proposed dormer extension, by virtue of its design and the inclusion of an external stairwell and balcony, is considered out of context with the existing dwelling and would not complement the character of the area.
- The arrangement of first-floor windows and the external access would result in significant overlooking of adjacent private open spaces to the east, south, and west, negatively impacting the privacy of neighboring residents.
- The development would constitute an overbearing presence and set a poor precedent for similar future developments, thereby conflicting with the zoning objective to protect and improve residential amenities.
Cited Policies (CDP)
CPO 6.21CPO 6.22Appendix 1: Development & Design StandardsSection 3.1.8 House extensionsBray Municipal District Local Area Plan 2018-2024 Zoning Objective 'Existing Residential'
Decision Document Summary
This application sought permission for a three-bedroom dormer roof extension, including an external stairwell and balcony, to an existing single-storey detached house at 'Ashling', Knockagow Lane, Bray. While the principle of an extension was acceptable under the 'Existing Residential' zoning, the planning authority refused permission because the specific design was deemed excessive and out of character. The proposed fenestration and external access were found to cause unacceptable overlooking a...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.