Core Refusal Reason
The proposed two-story extension was refused due to its excessive scale, bulk, and height, which would result in overdevelopment of a restricted site, causing significant overbearing impacts, overshadowing, and loss of daylight to the adjoining residential property.
Decision Maker's Conclusion
- The proposed development, by reason of its excessive bulk and scale, would constitute an incongruous and visually obstructive form of development that would break the skyline and be highly visible from the public realm.
- The extension would result in an unacceptable sense of enclosure and a significant reduction in daylight and outlook for the habitable rooms and private amenity space of the adjoining property at No. 75 Barrack Street.
- The proposal represents overdevelopment of a restricted site and would set an undesirable precedent for similar developments in the vicinity, contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
R2.6Waterford City Development Plan 2013-2019Waterford County Development Plan 2011
Decision Document Summary
The applicant sought permission to demolish an existing single-story extension and construct a new two-story extension to the rear of 74 Barrack Street, Waterford City, an end-of-terrace dwelling on a restricted corner site. The local authority refused the application on the grounds that the proposed structure's massing and height were excessive for the site's context. The Planning Department concluded that the development would negatively impact the residential amenities of the neighboring prop...SOURCE PDFOpen Original
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