Core Refusal Reason
While the Planning Authority initially refused permission due to impacts on the Dalkey Architectural Conservation Area (ACA), the Inspector recommends a grant of permission subject to conditions. The core justification is that the proposed restoration and extension, when modified to omit a specific first-floor element, will integrate successfully with the existing structure and the character of the ACA without causing visual injury.
Decision Maker's Conclusion
- The restoration and upgrade of the existing dilapidated dwelling is welcome in principle and aligns with the residential uses permitted under the 'NC' zoning objective.
- Potential negative visual impacts on the Dalkey ACA can be effectively mitigated by a condition requiring the omission of the proposed first-floor master bedroom, reducing the extension's depth by 4.6 metres.
- The modified development would provide a satisfactory level of residential amenity for future occupiers and would not adversely affect the heritage or urban morphology of the surrounding area.
Cited Policies (CDP)
Policy Objective HER13: Architectural Conservation AreasSection 12.11.4: New Development within an ACASection 12.3.7.1: Extensions to DwellingsZoning Objective 'NC'Chapter 11: Heritage & Conservation
Decision Document Summary
The application relates to 59a Castle Street, Dalkey, an end-of-terrace single-storey dwelling within an Architectural Conservation Area (ACA). The applicant sought permission for extensive restoration works, including the demolition of rear extensions and the construction of a new two-storey extension with a dormer. The Planning Authority refused the application, citing a failure to respect the character and urban morphology of the ACA. However, the Inspector argues that the site has the capaci...SOURCE PDFOpen Original
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