Core Refusal Reason
The proposed first-floor extension is considered excessive in scale and massing for the restricted site, resulting in significant overshadowing and overbearing impacts on adjacent properties, while providing substandard internal residential amenity due to a lack of adequate outlook and natural light for a proposed bedroom.
Decision Maker's Conclusion
- The proposed first-floor extension, by virtue of its height and depth on a restricted residential plot, would result in an unacceptable overshadowing and overbearing impact on neighboring dwellings, particularly to the south.
- The internal layout is considered substandard as a proposed habitable room (bedroom 2) would be served only by a rooflight, failing to provide adequate outlook, sunlight, or residential amenity for future occupiers.
- The development does not accord with the design standards set out in Appendix 1 of the Wicklow County Development Plan 2022-2028 regarding house extensions and the protection of existing residential character.
Cited Policies (CDP)
Section 6.4CPO 6.21CPO 6.22Appendix 1Section 3.1.8
Decision Document Summary
The proposal sought planning permission for internal modifications and a 17.59sqm first-floor rear extension over an existing kitchen at 15 Wolfe Tone Square Middle, Bray, a two-storey terrace house. The application was refused because the scale and depth of the extension were deemed excessive for the restricted site, leading to overbearing and overshadowing impacts on neighboring properties. Furthermore, the proposed internal layout was found to be substandard as one bedroom relied solely on a ...SOURCE PDFOpen Original
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