Core Refusal Reason
The proposed two-storey rear extension, by virtue of its scale, massing, and proximity to the northern boundary, would result in significant overbearance, overshadowing, and loss of daylight for neighboring residents.
Decision Maker's Conclusion
- The scale and massing of the extension, coupled with its proximity to the shared boundary, would create an unacceptable sense of enclosure and overbearance for the terraced dwellings to the north.
- The development would result in an undue negative impact on the residential amenity of adjacent occupiers through significant overshadowing and loss of daylight to habitable rooms and private open spaces.
- The proposal would set an undesirable precedent for similar developments and is contrary to the Wicklow County Development Plan 2022-2028, which seeks to protect the amenities of existing residential areas.
Cited Policies (CDP)
Objective CPO 6.21Section 3.1.8, Appendix 1 Development Design Standards
Decision Document Summary
The proposal involved the removal of an existing single-storey extension and the construction of a two-storey rear extension at Vale House, Pearse Road, Bray, a site situated in a compact urban setting perpendicular to terraced housing on Dargan Street. This was a repeat application following a previous refusal (PRR 24/110); while the depth of the extension was reduced, the Planning Authority found that the revisions did not fully overcome concerns regarding residential amenity. The application ...SOURCE PDFOpen Original
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