2460257

the construction of 4 No. Dwelling houses, (comprising of 2 No detached 4 bedroom units and 2 No. semi-detached 3 bedroom units) with entrance via college Gardens, the development includes all associated landscaping works, boundary treatments, connection to public sewer networks, and all ancillary services and associated site works above and below ground

Refused

Core Refusal Reason

The proposed development constitutes an overdevelopment of a constrained backland site that would negatively impact the character and residential amenity of the area and fails to demonstrate adequate wastewater capacity.

Decision Maker's Conclusion

  • The proposal represents a non-integrated, piecemeal, and substandard form of backland development that would adversely affect the residential amenity of adjacent properties through overlooking and overbearing impact.
  • The design and layout fail to provide adequate private open space and do not assimilate with the established character and pattern of development in the surrounding residential area.
  • The applicant failed to demonstrate that the proposed development can be adequately serviced by the public wastewater network, which currently has no spare capacity.

Cited Policies (CDP)

Section 11.7 JULAP 2024-2030Policy UR. P2 JULAP 2024-2030Section 3.15 CDP 2022-2028Policy UI. P1 CDP 2022-2028Section 16.8.8 CDP 2022-2028Section 16.11.1 CDP 2022-2028

Decision Document Summary

The proposal sought permission for 4 dwellings (2 detached and 2 semi-detached) on a 0.169-hectare backland site at Borlum, Carlow, accessed via College Gardens. The site is located in an established residential area near the town centre. The application was refused because the layout and design were deemed an overdevelopment that would negatively impact the amenity of neighboring properties and the character of the area. Additionally, the applicant failed to prove that the development could be ...
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