Core Planning Reasoning
The proposed first-floor rear extension's scale, depth (5.66m), and gable roof design would result in significant overshadowing and visual overbearance of the adjoining residential property, failing to provide a subordinate addition in a sensitive Z2 Residential Conservation Area.
Decision Maker's Conclusion
- The 5.66m depth and gable roof of the proposed extension are excessive in height and mass, creating significant overshadowing and a visually overbearing impact on the neighbor at No. 10 Grosvenor Place.
- Condition 2(a) must be amended to restrict the external depth to 3.5m and require a flat roof redesign to ensure the extension sits below the original eaves level and remains subordinate to the host dwelling.
- Condition 2(b) requires amendment to correctly omit the north-facing windows (previously misidentified as south-facing) to prevent undue overlooking and preserve the privacy of adjacent residents.
Cited Policies (CDP)
Dublin City Development Plan 2022-2028Zoning 'Z2' (Residential Neighbourhoods (Conservation Areas))Section 14.7.2 (Residential Conservation Areas)Chapter 11 (Built Heritage and Archaeology)Chapter 15 (Development Standards)Volume 2, Appendix 18 (Extensions to the rear)Volume 2, Table 2 (Site coverage)
Decision Document Summary
This Inspector's Report concerns a First Party appeal against Condition No. 2(a) and (b) attached to a grant of planning permission for a first-floor rear extension at No. 8 Grosvenor Place, Rathmines. The subject site is a mid-terrace period redbrick house situated within a Z2 Residential Conservation Area. The Planning Authority originally restricted the extension's depth to 3.5m to protect residential amenity. The Inspector supports this restriction, arguing that the applicant's proposed 5.66...SOURCE PDFOpen Original
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