Core Refusal Reason
The development is considered unsympathetic to the character of the Architectural Conservation Area and the vernacular nature of the original cottage, while also negatively impacting the residential amenity of adjoining properties through overlooking and encroachment.
Decision Maker's Conclusion
- The increased roof height, design proportions, and material finishes (such as PVC fascia and soffit) fail to respect the established character and context of the Newmarket on Fergus Architectural Conservation Area.
- The development would result in a loss of residential amenity for neighboring properties due to overlooking from a new window on the eastern elevation and the physical encroachment of overhanging roof structures.
- Granting retention permission would set an undesirable precedent for similar inappropriate developments that contravene the architectural heritage and residential zoning objectives of the Clare County Development Plan 2023-2029.
Cited Policies (CDP)
CDP 16.5CDP 16.1CDP 16.4
Decision Document Summary
The applicant sought retention permission for an increased roof height, new roof light windows, and internal modifications to a vernacular cottage located at Ballycar Road, Newmarket on Fergus, Co. Clare. The site is situated within an Architectural Conservation Area (ACA) and zoned for 'Existing Residential' use. Clare County Council refused the application because the alterations were deemed incompatible with the historic character of the cottage and the ACA. Furthermore, the development was f...SOURCE PDFOpen Original
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