Core Refusal Reason
The proposed three-storey dwelling is considered overbearing and out of character with the surrounding residential context and the adjacent Architectural Conservation Area (ACA), particularly regarding its height, design, and positioning forward of the established building line.
Decision Maker's Conclusion
- The scale and three-storey height of the proposed dwelling are deemed potentially detrimental to the visual amenities of the area and the character of the adjacent Architectural Conservation Area, conflicting with Objective 8.10 of the County Development Plan.
- The positioning of the dwelling forward of the established building line, combined with insufficient detail on site levels and sections, creates significant concerns regarding overbearing impacts and overlooking of neighboring properties, specifically No. 1 Chapel View.
- The proposal fails to meet technical standards regarding safe access sightlines, appropriate boundary treatments for an ACA setting, and adequate surface water drainage measures to prevent flooding of downhill cottages.
Cited Policies (CDP)
Objective 8.10CPO 4.2CPO 4.3CPO 4.6CPO 6.1CPO 6.2CPO 6.3CPO 6.4CPO 6.16CPO 6.22CPO 8.21CPO 8.22Appendix 1
Decision Document Summary
The applicant sought permission for a 389sq.m, three-storey detached 5-bedroom dwelling on an infill site at Chapel Road, Greystones. While the site is zoned for residential use, the Planning Authority determined that the proposal's scale and contemporary design were inappropriate for the sensitive context adjacent to an Architectural Conservation Area. The assessment highlighted that the building's height and forward positioning would be overbearing on existing single and two-storey dwellings. ...SOURCE PDFOpen Original
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