2360056

Permission for development which consists of (1) Retention permission for subdivision of property to form a separate dwelling house attached to existing semi-detached dwelling house (No. 14 Lakeview Road) including modification to Condition 2 of the existing planning permission (Galway City Council) reference: 22/117 to facilitate that subdivision; and, (2) Planning permission for modification to existing vehicular entrance and provision of a new separate vehicular entrance and all associated site development works

Refused

Core Refusal Reason

The proposed retention of a separate dwelling unit is contrary to the Development Plan due to poor contextual design, lack of architectural symmetry with the existing estate, and material contravention of a previous planning condition restricting the extension to single-unit use.

Decision Maker's Conclusion

  • The development represents an unauthorized separate dwelling built in defiance of a previous grant (Pl.Ref.No. 22/117) which specifically restricted the extension to be used as part of a single dwelling unit only.
  • The design, featuring a narrow frontage and two-storey gable element, fails to respect the scale, proportions, and architectural symmetry of the existing housing estate, thereby eroding the neighbourhood's character.
  • The proposal is contrary to the Galway City Council Development Plan 2023-2029 policies regarding infill development in established suburbs, specifically failing to demonstrate a positive contribution to the urban fabric.

Cited Policies (CDP)

Section 3.6Section 2.6

Decision Document Summary

The applicant sought retention permission for the subdivision of an existing semi-detached property at 14 Lakeview Road, Newcastle, to create a separate dwelling, alongside modifications to vehicular access. The site is located within an established residential suburb. The planning authority refused the application because the applicant constructed a separate dwelling instead of a previously permitted extension, materially contravening a condition intended to maintain the property as a single un...
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