Comprehensive Planning Objection Letter

I need a well-argued, professionally written objection to a fresh planning application beside my home at Templenoe Pier. The applicant is presenting the scheme as a simple “single dwelling upstairs conversion”, yet the drawings reveal six en-suite bedrooms around a shared living core, multiple potential entrances and a layout almost identical to the apartment block that An Bord Pleanála refused before. It is, in effect, a Trojan-horse block of apartments.

What the finished document must do
• Set out clear planning reasons for refusal, referencing the earlier Bord Pleanála decision and the relevant Kerry County Development Plan policies on density, residential amenity and precedent.
• Demonstrate the impact on neighbours: loss of privacy from the west-gable window that now looks straight into my partner’s home (Eircode V93 VOY2), drainage and odour risks from the newly positioned reed-bed right beside my boundary, and general over-development of a site zoned for single dwellings only.
• Provide a side-by-side comparison with the previously refused drawings to show how little has actually changed.
• Incorporate annotated photos, site map extracts and elevations so the planner can grasp the overlooking window, the absent garage window that suddenly appears on paper, and the proximity of the reed-bed.

Deliverables
1. A polished PDF objection letter ready for submission, with numbered planning arguments.
2. An appendix of labelled images, plan overlays and a short table matching each refused element to the new proposal.
3. A separate Word version I can tweak if needed.

I will supply the current application drawings, the prior refusal file, and site photos. Please have solid knowledge of Irish planning legislation, Bord Pleanála decisions, and an eye for layout inconsistencies. A short example of a past objection or planning report you authored will help me award the project quickly.