2360231

development which will consist of; (i) Sub-division of existing site (ii) Construct 4 no. detached two storey houses (iii) New vehicular entrances off Retreat Road (for Units 1 & 2) and Retreat Ridge (for Units 3 & 4) (iv) Alterations to existing site boundaries, landscaping, connection to services and all associated site works

Refused

Core Refusal Reason

The proposed development constitutes over-development of a constrained infill site that fails to respect the established building line and streetscape character, resulting in adverse impacts on residential amenity and setting an undesirable precedent for piecemeal development.

Decision Maker's Conclusion

  • The siting of Units 1 and 2 fails to respect the established building line and roof ridge heights of the Retreat Road streetscape, creating a visually dominant and overbearing form that fails to assimilate into its context.
  • The orientation and access arrangements for Units 3 and 4 represent a haphazard and piecemeal development of rear gardens that would set an undesirable precedent and negatively impact the character of the Retreat Ridge estate.
  • The proposal represents over-development that would cause significant adverse impacts on adjoining residential amenities through overshadowing, loss of daylight, and visual dominance, while also compromising the development potential of adjacent sites.

Cited Policies (CDP)

CPO 16.13CPO 16.14Section 12.9.3P-RD2P-SR2P-RLD7P-CS7P-CS11P-SR1P-RLD1Planning Objective O-LZ1

Decision Document Summary

The proposal sought permission for the sub-division of an existing residential site at Lissoy, Retreat Road, Athlone, to facilitate the construction of four detached two-storey houses with new vehicular entrances. While the principle of residential development was acceptable under the 'Established Residential' zoning, the local authority refused permission on the grounds of over-development. The planner determined that the layout failed to respect the established building lines and heights of th...
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