Core Refusal Reason
The development results in significant overlooking, overshadowing, and overbearing impacts on adjoining residential amenities and detracts from the character of the Cappoquin Architectural Conservation Area.
Decision Maker's Conclusion
- The raised balcony structure creates unacceptable overlooking and overbearing impacts, leading to a loss of privacy and light for neighboring residents.
- The design and scale of the development are visually poor and fail to protect or enhance the character of the Cappoquin Architectural Conservation Area (ACA).
- Granting permission would set an undesirable precedent and contravene specific policies (BH 11 and BH 12) of the Waterford City and County Development Plan 2022-2028.
Cited Policies (CDP)
BH 05BH 29Section 4.9 of Volume 2DM 11BH 11BH 12
Decision Document Summary
The applicant sought retention and completion of a 21sqm raised balcony to the rear of a mid-terrace dwelling at River Mews, Lower Main Street, Cappoquin. The site is situated within a designated Architectural Conservation Area (ACA). The Planning Authority refused the proposal on the grounds that the structure causes detrimental overlooking and overshadowing of adjacent properties. Additionally, the council determined that the balcony's visual appearance is substandard and inconsistent with the...SOURCE PDFOpen Original
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