Core Refusal Reason
The proposed development is considered overbearing and out of character with the area, posing significant negative impacts on neighboring residential amenities through overlooking and overshadowing, alongside unresolved technical issues regarding access and utility connections.
Decision Maker's Conclusion
- The scale, height, and extensive glazing of the proposed 496sqm dwelling are considered overbearing and would result in unacceptable overlooking of private open space and overshadowing of the neighboring property to the north.
- The applicant has not provided necessary confirmation of feasibility from Uisce Éireann for water and wastewater connections, nor has it been demonstrated that required sightlines can be achieved without third-party consent for boundary setbacks.
- The design, specifically the solid-to-void ratio, is deemed inconsistent with the established pattern of development and fails to adhere to rural housing design principles for sensitive landscape areas.
Cited Policies (CDP)
Section 7.11.2Volume 2 – Development Management StandardsPolicy Objective L 02Policy Objective BD 20
Decision Document Summary
The proposal involves the construction of a substantial two-storey dwelling and ancillary works at Kilminnin North, Dungarvan, a site designated as a 'Most Sensitive' scenic area under strong urban influence. Although the applicant met local housing need criteria, the Planning Authority found the house design to be excessively large and poorly sited, leading to significant amenity conflicts with the adjacent northern property. Technical deficiencies regarding safe road access and public service ...SOURCE PDFOpen Original
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