2385
Permission for development which consists of changes to previously granted merger, renovation and extension of pair of semi-detached houses, Galway City Council planning file reference number 20/51 to (a) change of use to student accommodation and extension of previously granted detached house (merged of semi-detached houses) to form a 13 bedroom student accommodation (all ground floor bedrooms wheelchair accessible) in a single 2 storey building (b) demolition of rear house extensions and existing shed (c) construction of a new rear part single and part two storey rear extension and small front single storey entrance extension (d) all associated elevation changes (e) construction of a bin store and covered bike stand (f) construction of rear single storey self-contained recreation room for the sole use of the main building occupants (g) all associated building works and all associated site works
Core Refusal Reason
The proposed two-storey rear extension is considered excessive in scale and mass, resulting in an overbearing impact and significant overshadowing of neighboring properties while failing to respect the established character and building lines of the area.
Decision Maker's Conclusion
- The two-storey rear extension significantly breaches the established rear building line, creating an overbearing feature that is out of scale with the original dwellings and the surrounding urban fabric.
- The development would result in significant overshadowing and a loss of residential amenity for the adjacent property at No. 11, particularly affecting its rear private amenity space and windows.
- The proposal is contrary to the Galway City Council Development Plan 2023-2029 policies regarding urban design and inner residential areas, as it fails to respect the existing pattern of development and would be injurious to the amenities of the area.