Core Refusal Reason
The proposed two-storey extension was refused due to its excessive scale and massing, which would negatively impact neighboring residential amenities through overshadowing and overbearing, while also failing to provide sufficient private open space.
Decision Maker's Conclusion
- The scale and massing of the proposed extension would distort the character of the existing dwelling and result in an undue overbearing and overshadowing impact on the adjoining terraced properties to the north.
- The development would set an undesirable precedent for similar infill developments that fail to protect the residential amenities of the immediate environs, contrary to the proper planning and sustainable development of the area.
- The proposal would reduce the private amenity space to a level significantly below the minimum standard of 50sqm required for a four-bedroom house, failing to provide an adequate level of residential amenity.
Cited Policies (CDP)
CPO 6.21CPO 6.22CPO 6.25CPO 14.12Section 3.1.8, Appendix 1SPPR 2 of the Sustainable Residential Development and Compact Settlements Guidelines 2024
Decision Document Summary
The proposal involved the removal of a single-storey extension and the construction of a 48.36sqm two-storey rear extension at Vale House, Pearse Road, Bray. The site is situated in a compact urban block adjacent to terraced dwellings on Dargan Street. Wicklow County Council refused permission because the extension's 5-meter depth and overall massing were considered out of scale with the original house, leading to significant overshadowing and a sense of enclosure for neighbors. Furthermore, the...SOURCE PDFOpen Original
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