Core Planning Reasoning
The proposed development involves the unjustified demolition of a period structure ('St. Joseph's') which contributes to the historic building stock of the area, and the construction of a replacement dwelling whose scale, massing, and close proximity to the NIAH-listed 'Glenaveena' would seriously injure the architectural heritage, visual amenities, and residential privacy of the locality.
Decision Maker's Conclusion
- The demolition of 'St. Joseph's' is not adequately justified and is contrary to Fingal Development Plan objectives (CH33, CH37, DMS160) which advocate for the adaptive reuse of historic building stock.
- The proposed contemporary dwelling, by reason of its height, mass, and scale, fails to maintain a subordinate relationship to the neighboring period property 'Glenaveena' and would detract from the area's sensitive landscape character.
- The development would result in significant residential amenity impacts, specifically overbearance, overshadowing, and direct overlooking of the adjacent property from the proposed terrace and elevated walkway structures.
Cited Policies (CDP)
Objective CH33Objective CH37Objective DMS160Objective PM45Objective RF51Objective NH33Objective NH36Objective NH40Objective NH44Section 12.11Howth SAAO Policy 3.1.2Howth Objective 1
Decision Document Summary
The applicant sought permission for the demolition of 'St. Joseph's' (a 1930s house formerly part of the Stella Maris Convent) and the construction of a large (551sqm) contemporary six-bedroom replacement house with a detached garage on a sensitive 1.25ha site in Howth. The site is characterized by its coastal location, significant topography, and proximity to the Howth Head SAC. Although Fingal County Council granted permission, the Inspector recommended refusal following a third-party appeal. ...SOURCE PDFOpen Original
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