2360907
the demolition of the existing storage building & for the construction of two storey dwelling house incorporating boathouse storage, ancillary car port structure, landscaping, planting & siteworks including inlet, boardwalks & private moorings, connection to existing foul sewer infrastructure and all ancillary works. This application is accompanied by a Natura Impact Statement (NIS)
Refused
Core Refusal Reason
The proposal contravenes the 'Amenity' zoning objective of the site and is considered to have an excessive scale and bulk that would negatively impact the residential amenity of adjoining properties through overlooking and loss of outlook.
Decision Maker's Conclusion
- The proposed dwelling is partially sited on land zoned 'Amenity', where residential development is not permitted under the Tipperary County Development Plan 2022-2028.
- The scale and bulk of the structure, particularly the southern end and the proposed carport, would result in an overbearing impact and significant loss of privacy and outlook for neighboring residents at No. 22 and No. 23 Marine Village.
- The inclusion of an integrated boathouse and river inlet contributes to the excessive massing of the building and prevents adequate landscaping to buffer the development from the River Shannon.
Cited Policies (CDP)
Policy 5-2Policy 5-5Policy 5-9Policy 11-2Policy 11-3Policy 11-7Policy 11-9Policy 11-13Policy 13-7Section 2.2Section 4.10Section 4.14Section 4.15
Decision Document Summary
The applicant sought permission to replace an existing 145sq.m boathouse with a 391sq.m two-storey dwelling featuring an integrated boathouse, car port, and private moorings at a riverside site in Ballina. While residential use is acceptable in principle on the portion of the site zoned 'Existing Residential', the Planning Authority identified that the building encroaches onto 'Amenity' zoned land. Furthermore, the inspector concluded that the development's significant scale and bulk would be ov...SOURCE PDFOpen Original
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