WEB1294/22

Planning permission is sought for the raising of the roof of the existing house to create new first floor accommodation containing no. 3 new bedrooms and additional sanitary conveniences including 2 no. windows first floor to the front elevation, 1 no. first floor window to the side elevation, 2 no. rooflights to the front elevation and 2 no. rooflights to the rear elevation all associated internal remodelling, including ground floor remodelling to integrate the existing bedroom space into the living space, and elevational changes and a new canopy to the side elevation and all associated site works.

Granted

Core Planning Reasoning

The Inspector recommended granting permission because the proposed development, as revised by conditions to reduce the eaves height to 4 meters, is consistent with the 'Z2' zoning objective for Residential Conservation Areas and would not seriously injure the residential or visual amenities of the area or property in the vicinity.

Decision Maker's Conclusion

  • The proposed first-floor extension is acceptable in principle within the 'Z2' residential conservation area zoning, provided it protects and improves existing amenities.
  • Residential amenity impacts regarding overlooking and overshadowing are adequately mitigated through the revised design, including the use of timber fins, opaque glazing, and a conditioned reduction of the northern eaves height to 4 meters.
  • The end-of-terrace location and unique gable-fronted character of the site allow the development to act as a 'bookend' feature that respects the wider architectural modulation of Leeson Village.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Zoning Objective 'Z2'Section 14.7.2 (Conservation Areas)Chapter 11 (Built Heritage)Chapter 15 (Development Standards)Appendix 18 Section 1.1 (Residential Extensions)Appendix 18 Section 1.4 (Amenity)Appendix 18 Section 1.5 (Separation Distances)Appendix 18 Section 1.6 (Overshadowing)Appendix 18 Section 1.7 (Scale and Size)Appendix 18 Section 4.0 (Alterations at Roof Level)Appendix 18 Section 5.1 (Additional Floor Levels)

Decision Document Summary

This report assesses a planning appeal for a first-floor extension at No. 31 Leeson Village, Ranelagh, Dublin 4. The proposal involves raising the roof of an existing 71sqm single-storey red brick end-of-terrace dwelling to accommodate three new bedrooms, resulting in a total floor area of 136sqm. The site is located within a gated development zoned 'Z2' (Residential Conservation Area). Third-party appellants and observers raised significant concerns regarding overbearing impact, loss of dayligh...
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