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First floor windows- more than 11m from boundary

  • 28-06-2012 1:10pm
    #1
    Build2houzz
    Registered Users, Registered Users 2 Posts: 5 ✭


    Hi,

    Trying to getting a new build through planning. One of things they have an issue with is our upstairs rear windows. These are 11.6m from our neighbors boundary, but planners are insisting that we put them in obscure glass.
    They are stating "overlooking". The house on other side of boundary is a bungalow, that is offset from our house, and site is at 90degree angle, so it is their driveway that we would be "overlooking". As it happens there are very large trees along the boundary, so wouldn't be seeing anything anyway.
    Do you think we have a case here? I haven't got the heart or time to go to ABP, so might have to concede no matter how unfair it seems.

    G


Comments

  • #2
    ShiverinEskimo
    Hosted Moderators Posts: 18,115 ✭✭✭✭ShiverinEskimo


    Comply or die.


  • #3
    sydthebeat
    Subscribers Posts: 42,172 ✭✭✭✭sydthebeat


    the only application of the '11 meters' rule is when trying to argue 'exempted development'.

    It is not simply the case that the contrary argument holds that over 11 meters isnt 'overlooking'.

    Even in rural locations where they may be 30+ meters separation, council may still refuse first floor windows because of "overlooking".

    The 11 meter requirement is actually more applicable to rear facing windows, and a standard requirement in previous development plans to keep 22m between rear facing windows.


    you havent said whether this is at FI stage, or a condition of planning.
    and you dont state what room this window is serving? ie bedroom? hallway?

    If FI you can argue the fact, but the council have already considered the matter and its unlikely they will change their minds.

    If its a condition of planning your only recourse is with ABP.

    trees can be cut down.


  • #4
    Build2houzz
    Registered Users, Registered Users 2 Posts: 5 ✭Build2houzz


    Ok, thanks for that.

    It is FI and a hallway.

    I think we may just comply, and negotiate some of other points.

    Thanks,
    G


  • #5
    sunnysoutheast
    Registered Users, Registered Users 2 Posts: 2,072 ✭✭✭sunnysoutheast


    Build2houzz wrote: »
    Ok, thanks for that.

    It is FI and a hallway.

    I think we may just comply, and negotiate some of other points.

    Thanks,
    G

    We put one set of "obscure" windows in the side of our build to avoid overlooking, but rather than the godawful wobbly glass we specified an outer pane of sandblasted glass with an inch strip unobstructed around the edge. Planners had no problems with it and it gives a great effect if the sun's shining through it.

    Good luck with the build.

    SSE


  • #6
    useurname
    Registered Users, Registered Users 2 Posts: 18 ✭useurname


    Why not simply buy clear windows as you had wished, and put the frosted film over it, its quiet simple to do, you can buy it in some window maker stores I know i bought some in doughcloyne area in Cork to frost a window I changed a bedroom to a bathroom. Then after a few years or in time you can peel it off........pointless challenging the planning they will in no way budge on a decision such as that unless you get a letter from your neighbour stating he is ok with it then you might just might sway them.


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