Core Refusal Reason
The development is visually incongruous, out of character with the host terrace, and fails to be subordinate to the original roof profile, thereby setting an undesirable precedent and injuring the residential amenities of the area through overlooking.
Decision Maker's Conclusion
- The additional storey and roof modifications fail to respect the architectural uniformity and balance of the terrace group, resulting in a visually dominant and unsympathetic addition to the streetscape.
- The inclusion of clear-glazed windows at the third-floor level to the rear results in unacceptable levels of overlooking and loss of privacy for neighboring properties to the east and north-east.
- The development does not demonstrate compliance with the Dublin City Development Plan standards regarding the subservience of extensions to original roof slopes and the protection of residential amenities.
Cited Policies (CDP)
Section 16.2.2.3Section 17.11Section 14.7.1 (Z1 Zoning)Section 15.5.3Section 15.3.3Volume 2 Appendix 18Table 18.1
Decision Document Summary
This report concerns a retention application for a second-floor 'wrap-around' dormer extension and roof modifications at No. 243 Phibsborough Road, an end-of-terrace dwelling in a Z1-zoned area. The Inspector notes that the site is part of a historically balanced group of three houses with shared hipped-roof characteristics. While the appellants argued that the works were necessary for a large family and were prompted by previous flooding issues, the Inspector maintained that the application mus...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála