Core Planning Reasoning
The proposed development was refused because its detached design and complex front elevation are out of character with the established terraced pattern of the Architectural Conservation Area, and the proximity of the two-storey building would have an unacceptable overbearing impact on the private amenity space of the adjacent property at No. 21.
Decision Maker's Conclusion
- The detached nature of the dwelling disrupts the consistent pattern of terraced development on Abbey Street, giving the building undue prominence that detracts from the character of the Architectural Conservation Area.
- The proposed layout, which extends approximately 4 metres behind the rear of No. 21 at a separation distance of only 0.95 metres, would result in significant overbearance on the neighbor's immediate private yard space.
- Although a contemporary design is supported in principle, the combination of the projecting ground floor and the use of timber fins is considered too 'forceful' and commercially-styled for this sensitive residential historic context.
Cited Policies (CDP)
Fingal Development Plan 2017-2023Objective PM44Objective PM45Objective DMS29Objective DMS39Objective DMS87Objective DMS157Objective DMS158Objective HOWTH 1Objective DMS40Table 12.11Project Ireland 2040 - National Policy Objective 3aProject Ireland 2040 - National Policy Objective 35
Decision Document Summary
The proposal involves the demolition of an existing shed and the construction of a contemporary 146 sq. m. three-bedroom, two-storey detached dwelling on a 0.024 ha infill site at 20 Abbey Street, Howth. The site is located within the Howth Historic Core Architectural Conservation Area (ACA) and is constrained by steep topography rising to the rear. While Fingal County Council initially granted permission with conditions to reduce the building's depth, a third-party appeal was lodged by a neighb...SOURCE PDFOpen Original
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