Core Refusal Reason
The proposed development's excessive scale, massing, and height are considered unduly obtrusive within a 'Most Sensitive' landscape and out of character with the predominantly single-storey residential context of the area.
Decision Maker's Conclusion
- The proposed dwelling is considered unduly obtrusive and visually dominant due to its excessive scale, massing, and height within a designated 'Most Sensitive' landscape.
- The design is out of character with the established pattern of development in the vicinity, which consists predominantly of single-storey dwellings on elevated sites.
- The proposal involves significant excavation and lacks sufficient technical detail regarding geotechnical stability, sightlines, and the impact on existing underground services.
Cited Policies (CDP)
Waterford City & County Development Plan 2022-2028Zoning: Existing Residential [RS]Landscape and Seascape Character Assessment (Scenic Classification: 'Most Sensitive')
Decision Document Summary
This application sought permission for the demolition of an existing single-storey dwelling at Convent Road, Dunmore East, to be replaced by a significantly larger 450.90sq.m two-storey over basement residence. The site is located on an elevated position within a 'Most Sensitive' scenic landscape. The proposal was refused primarily because its scale and massing were deemed visually obtrusive and incompatible with the surrounding single-storey character. Additionally, concerns were raised regardi...SOURCE PDFOpen Original
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