Core Refusal Reason
The proposed infill dwelling was refused due to its restricted site size, overbearing impact and overlooking of adjacent residential property, and its failure to integrate with the established character of large-plot detached dwellings in Eagle Valley, alongside traffic safety concerns regarding the proposed entrance.
Decision Maker's Conclusion
- The development represents over-development of a restricted site that is out of character with the established pattern of large detached dwellings on generous plots within the Eagle Valley estate.
- The proximity and scale of the two-storey element would result in an undue overbearing impact and perceived overlooking of the private amenity space of the adjoining property at No. 14 Eagle Valley, negatively impacting residential amenity.
- The proposed 6.5-metre wide vehicular entrance and associated 1.8-metre high wall would create a traffic hazard for pedestrians and other road users by obstructing sightlines.
Cited Policies (CDP)
Wicklow County Development Plan 2022-2028Appendix 1 - Development Design StandardsSection 3.1.6Chapter 6 - HousingCPO 6.21Bray Municipal District LAP 2018
Decision Document Summary
This application sought permission for a new detached two-storey infill dwelling on a 0.038ha site forming part of the rear garden of No. 15 Eagle Valley, Enniskerry. While the principle of infill development is generally acceptable under the 'RE' zoning, the proposal was refused because its scale and contemporary design were deemed incompatible with the mature character of the estate. Furthermore, the planning authority concluded that the dwelling would significantly harm the residential amenit...SOURCE PDFOpen Original
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