Core Refusal Reason
The proposal constitutes a substandard form of infill development that fails to meet minimum setback and access criteria, poses a traffic hazard due to inadequate sightlines, and negatively impacts residential amenity and local green infrastructure.
Decision Maker's Conclusion
- The development fails to meet the minimum criteria for infill sites regarding setbacks and access, resulting in a layout that is inconsistent with the character and orderly design of the area.
- The proposed vehicular entrance would create a traffic hazard because the required sightlines are obstructed by vegetation on adjoining lands and cannot be maintained without third-party consent.
- The restricted site width and proximity to boundaries would result in inadequate daylight and sunlight for the dwelling, while the proposal also fails to protect existing mature trees and significant green infrastructure.
Cited Policies (CDP)
Section 13.5.1.1Section 13.9Section 4.2.2 of Volume 2Section 4.2.3 of Volume 2Section 9.2.5 of Volume 1Chapter 13
Decision Document Summary
The applicant sought permission for the change of use of an existing office building to residential use, including an extension and a new site entrance at Norebank Lodge, Greens Hill, Kilkenny City. While the site is zoned 'Existing Residential', the Planning Authority refused the application because it failed to meet the specific standards for infill housing and posed a traffic hazard due to obstructed sightlines. Additionally, the council found that the narrow site configuration would provide ...SOURCE PDFOpen Original
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