22308

Permission for development which consists of the construction of an extension and a front porch to existing dwelling house with associated modifications to existing dwelling house and to create a vehicle entrance at the front of the site, a paved parking area and all associated site works

Refused

Core Refusal Reason

The proposed two-storey rear extension was refused due to its overbearing scale and visual dominance, which would cause unacceptable overshadowing and overlooking of neighboring properties, while also failing to provide adequate private open space.

Decision Maker's Conclusion

  • The scale, height, and massing of the two-storey rear extension would be visually dominant and overbearing, resulting in an unacceptable level of overshadowing to the neighboring property at No. 17 Fairhill Road Upper.
  • The proposal fails to meet the minimum 11m setback requirement for first-floor windows, with a proposed setback of only 5.2m, leading to significant overlooking of adjacent private open space.
  • The development provides insufficient private amenity space, representing only 23% of the gross floor area, which is significantly below the 50% minimum standard required by the Galway City Development Plan 2023-2029.

Cited Policies (CDP)

Section 3.7Section 11.3.1 (c)Section 11.3.1 (d)Section 11.3.1 (g)

Decision Document Summary

The proposal sought permission for a front porch and a substantial two-storey rear extension to a mid-terrace dwelling at No. 16 Fairhill Road Upper, Claddagh, Galway. Located within an 'Inner Residential Area,' the development was refused primarily because its massing and height were deemed overbearing and visually dominant, causing detrimental overshadowing to the north. Furthermore, the design failed to comply with statutory Development Plan standards regarding overlooking setbacks and the mi...
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