Core Planning Reasoning
The Inspector recommends the removal of restrictive conditions (Condition 3) on the basis that the proposed roof modifications and dormer width are consistent with established planning precedents in the immediate area and will not negatively impact visual or residential amenities.
Decision Maker's Conclusion
- The planning authority was inconsistent in its application of design criteria, as several nearly identical roof alterations have been permitted at nearby properties (No. 6, 12, and 16 Blackheath Gardens).
- The proposed rear dormer window will be largely screened from the public realm by the new gable extension and its width of 3.6m is not considered excessive for a suburban context.
- The proposed side gable window serves a non-habitable stairwell area and, with the use of opaque glazing, will not give rise to any material overlooking of adjacent properties.
Cited Policies (CDP)
Section 16.2.2.3Section 16.10.12Appendix 17Zoning Objective Z1
Decision Document Summary
The application involves the conversion of an attic to storage at 30 Blackheath Gardens, Clontarf, a semi-detached dwelling. The proposal includes changing the roof from hipped to a Dutch hipped gable end, adding a rear dormer, and a side window. While Dublin City Council granted permission, they imposed Condition 3, which effectively reverted the roof to its original hipped profile and limited the dormer's scale. The applicants appealed these restrictions. The Inspector noted that the surroundi...SOURCE PDFOpen Original
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