Core Refusal Reason
The proposal represents overdevelopment of a constrained infill site, resulting in substandard residential amenity for future occupants and negative impacts on adjoining properties, while failing to demonstrate safe vehicular access.
Decision Maker's Conclusion
- The development constitutes overdevelopment of a constrained backland site, resulting in a non-integrated, piecemeal layout with substandard private open space and negative impacts on the residential amenity of adjoining properties through overlooking and overbearing.
- The design fails to provide a high-quality visual intervention or a positive frontage onto Hanover Road, thereby contravening the 'Existing/Infill Residential' zoning objective to conserve and enhance the character of established residential communities.
- The applicant failed to demonstrate that adequate sightlines can be achieved at the site entrance onto Hanover Road, posing a potential traffic hazard and obstruction to road users.
Cited Policies (CDP)
Section 3.15Policy UI. P1Section 16.8.8Section 16.10.7Section 16.8.5Section 16.8.7Section 16.5Table 16.1Table 16.3UD. P1UD. P3TVC. P6
Decision Document Summary
The proposal sought permission for the demolition of a derelict dwelling and the construction of six two-storey detached houses on a 0.273ha 'L' shaped infill site at Hanover Road, Carlow. While the principle of residential development was acceptable under the 'Existing/Infill Residential' zoning, the application was refused due to its poor design quality and layout. Specifically, the development was deemed to be overdevelopment that would negatively impact the privacy and amenity of neighboring...SOURCE PDFOpen Original
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