Core Refusal Reason
The proposed two-storey extension was refused due to excessive scale and massing which would cause overshadowing and overlooking of adjacent properties, while failing to provide adequate private open space and internal daylight for occupants.
Decision Maker's Conclusion
- The design, scale, and massing of the two-storey extension would result in significant overshadowing and an overbearing impact on adjacent residential properties, proving contrary to the established character of the area.
- The development fails to meet the minimum 11-metre separation distance for first-floor windows, and the proposed mitigation of obscured glazing would result in substandard internal daylight and poor residential amenity for future occupants.
- The proposal provides insufficient private open space at just 23% of the gross floor area, falling significantly below the 50% requirement mandated by the Galway City Development Plan.
Cited Policies (CDP)
Section 11.3.1Section 11.3.1 (d)Section 11.3.1 (e)Section 11.3.1 (c)
Decision Document Summary
This application sought permission for a two-storey rear extension, a front porch, and a new vehicular entrance at 16 Fairhill Road Upper, Claddagh, Galway. The proposal was refused by Galway City Council as it was deemed an overdevelopment of a constrained mid-terraced site. The Planning Authority determined that the extension's height and proximity to boundaries would cause unacceptable overshadowing and overlooking of neighboring gardens, while the resulting private amenity space and internal...SOURCE PDFOpen Original
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