Core Refusal Reason
The proposed development is considered visually jarring and overly complex, failing to respect the character of the existing dwelling or its prominent location, while also raising concerns regarding residential overlooking and traffic safety at the entrance.
Decision Maker's Conclusion
- The proposed extension is overly complex and visually jarring, featuring an inappropriate solid-to-void ratio and irregular window patterns that would adversely impact the visual character of a prominent site on a main road into Clonmel.
- The design fails to protect the residential amenity of neighboring properties due to the potential for overlooking from a first-floor bedroom window on the northern elevation into adjacent private amenity space.
- The intensification of the existing skewed entrance lacks DMURS-compliant sightline details and fails to provide a preferred right-angle access arrangement necessary for traffic safety.
Cited Policies (CDP)
Clonmel and Environs Local Area Plan 2024Policy 3-1Section 5.2.3 One-off Housing in the Town and Town EnvironsNational Planning Framework Objectives 4, 6, 11, 33 and 35Sustainable Residential Development and Compact Settlements Guidelines (2024)Design Manual for Urban Roads and Streets (DMURS)
Decision Document Summary
The proposal seeks permission for the substantial extension and subdivision of an existing single-storey bungalow at a prominent junction on St Patrick's Road, Clonmel, to create two independent dwellings. While the site is zoned 'Existing Residential' in the Clonmel and Environs Local Area Plan 2024, the Planning Authority expressed serious reservations regarding the design's visual impact, noting it is not in keeping with the form or character of the existing dwelling. Additionally, the applic...SOURCE PDFOpen Original
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