Core Refusal Reason
The proposed extension represents overdevelopment of a constrained site, resulting in adverse overbearing and overlooking impacts on neighbors and inadequate private amenity space for the dwelling.
Decision Maker's Conclusion
- The scale, height, and design of the extension would be visually obtrusive and overbearing, leading to significant overlooking of the adjacent property.
- The proposal would result in a severe deficiency of private amenity space, providing only 12sqm where CDP standards require 60-75sqm for a three-bedroom house.
- The development is contrary to the Wicklow County Development Plan 2016-2022 objectives regarding the protection of residential amenities and would set an undesirable precedent for similar unsustainable development.
Cited Policies (CDP)
HD2HD9Appendix 1 Development and Design StandardsObjective to protect, provide and improve residential amenities of existing residential areas
Decision Document Summary
The proposal sought permission for a substantial two-storey rear extension and new side openings at 23 Seapoint Court, Bray, a semi-detached dwelling on a restricted 0.020ha site. Wicklow County Council refused the application primarily because the extension's massing and proximity to boundaries would cause significant overbearing and overlooking impacts on neighboring residents. Furthermore, the development would leave the property with critically substandard private open space, failing to meet...SOURCE PDFOpen Original
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