Core Refusal Reason
The Planning Authority refused permission citing concerns that the dwelling's mass, proximity, and potential for overshadowing would be injurious to the residential amenities of the host environment and set an undesirable precedent, contrary to Policy UB-P-11. However, the Inspector recommended a grant of permission, finding that revised designs and specific conditions sufficiently addressed these issues.
Decision Maker's Conclusion
- The proposed density of c. 9.58 units per hectare is appropriate for a serviced site within a designated settlement and effectively utilizes a residual parcel of land that currently lacks clear purpose or passive surveillance.
- Revised architectural plans submitted with the appeal, which reorient the house and provide a blank southern facade, sufficiently mitigate potential impacts related to overlooking, dominance, and overshadowing on adjacent properties (No. 20 Beach Cottages).
- A restrictive occupancy condition is necessary to ensure the dwelling serves as a primary residence, thereby addressing the high concentration of holiday homes in the Rossnowlagh area (c. 68%) and complying with Policy UB-P-24.
Cited Policies (CDP)
Policy UB-P-11Policy UB-P-10Policy UB-P-12Policy UB-P-13Policy UB-P-24Policy UB-P-29Policy NH-P-7Section 6.3.1 (Holiday Home Development)County Donegal Development Plan 2018-2024
Decision Document Summary
The proposal involves the erection of a 155.4 sqm one-and-a-half-story dwelling on a 0.082 ha site in Rossnowlagh, Co. Donegal. The site is a 'leftover' parcel originally designated as open space after a dwelling was omitted by condition in a 2012 parent permission. The Planning Authority refused the application, arguing that the development would cause overbearing and overshadowing of neighboring houses. The Inspector's report challenges this, noting that the existing open space is poorly confi...SOURCE PDFOpen Original
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