Core Refusal Reason
While the Planning Authority initially refused permission due to overshadowing and overbearing impacts, the Inspector recommended a GRANT because revised designs submitted at the appeal stage sufficiently mitigated these impacts and aligned with established development patterns in the vicinity.
Decision Maker's Conclusion
- Revised drawings submitted at the appeal stage, featuring a pitched roof following the stairs, successfully overcome the Planning Authority's concerns regarding visual overbearing and overshadowing of neighboring properties.
- The site has the capacity to absorb a two-storey extension of this nature, as evidenced by the established pattern of similar-scale extensions constructed on neighboring tight plots, including the adjacent property at No. 13.
- The proposed development is consistent with the 'A' zoning objective to protect and improve residential amenities and will not negatively impact the character of the Dalkey Village Architectural Conservation Area.
Cited Policies (CDP)
Section 12.3.7.1Section 12.11.4Policy Objective HER13
Decision Document Summary
This report pertains to a first-party appeal for a proposed development at 14 St. Patrick's Road, Dalkey, which involves the demolition of a 20sqm rear extension and the construction of a 98sqm two-storey rear extension at a mid-terrace cottage. The site is located within the Dalkey Village Architectural Conservation Area. The Planning Authority (DLRCC) had refused permission, citing concerns that the scale would be overbearing and cause undue overshadowing to properties on St. Patrick's Road an...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála