Core Refusal Reason
The proposed two-storey dwelling design is considered inappropriate for the site due to its excessive massing and scale, which would result in overlooking and an overbearing impact on neighboring properties, alongside unresolved legal and technical issues regarding site access and servicing.
Decision Maker's Conclusion
- The proposed two-storey dwelling design is unsatisfactory in terms of massing and scale, posing a significant risk of overlooking and an overbearing impact on the existing single-storey property to the south.
- The applicant failed to demonstrate legal entitlement to traverse the private access road or provide necessary letters of consent from landowners for connections to private water and wastewater infrastructure.
- The site layout provides inadequate usable private open space and lacks sufficient detail regarding boundary treatments and the completion of essential servicing infrastructure within the unfinished development.
Cited Policies (CDP)
Policy HSG 1: New Residential DevelopmentPolicy DM 1: Development StandardsSection 9.1 Land Use Zoning ObjectivesSection 9.7 Car Parking standardsTable 9.7 of the CEDP
Decision Document Summary
The proposal sought permission for a 269 sqm two-storey dwelling at Ashwell's-lot, Deerpark Road, Cashel, on lands zoned 'Existing Residential' within an unfinished development. While the principle of residential development was acceptable, the Planning Authority identified critical issues with the design's scale and proximity to boundaries, which were deemed to negatively impact the residential amenity of adjacent properties through overlooking and massing. Furthermore, the application was hind...SOURCE PDFOpen Original
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