Core Refusal Reason
The proposed development constitutes inappropriate backland development which, by virtue of its scale, mass, design, and location, would seriously injure the residential amenities of properties in the vicinity through overlooking and proximity, and would be out of character with the established pattern of development in the area.
Decision Maker's Conclusion
- The dwelling's location at the rear of the property is out of character with the existing development pattern, unlike other local examples of infill on corner or side plots.
- The proposed structure, with a height of 6.7 metres and positioned within one metre of shared boundaries, is excessive in scale and massing for its backland context.
- Significant overlooking would occur from first-floor windows into adjacent rear gardens; although the applicant offered to remove these windows, the Inspector determined the overall design still failed to preserve residential amenity.
Cited Policies (CDP)
Chapter 5 (Quality Housing and Sustainable Neighbourhoods)Policy QHSN6 (Urban Consolidation)Chapter 14 (Z1 Zoning)Chapter 15 (Development Standards)Section 15.11 (House Developments)Section 15.11.3 (Private Open Space)Section 15.11.4 (Separation Distances)Section 15.13.3 (Infill / Side Garden Housing Developments)Section 15.13.4 (Backland Housing)Appendix 17 (Ancillary Residential Accommodation)Section 16.10.8 (2016-2022 Plan)
Decision Document Summary
The proposal seeks to construct a 123sqm detached dormer bungalow in the rear garden of 140 Willow Park Grove, Glasnevin, a two-story end-of-terrace dwelling. The site is situated in an established residential area zoned 'Z1' (Sustainable Residential Communities). The Planning Authority initially refused permission, describing the proposal as an incongruous backland development. During the appeal, the applicant offered to remove the first-floor dormers to address overlooking concerns. However, t...SOURCE PDFOpen Original
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