Core Planning Reasoning
The Inspector recommended granting permission because the proposed development is acceptable in principle under the 'Objective A' residential zoning, respects the character of the Vico Road Architectural Conservation Area, and does not negatively impact the setting of the adjacent Protected Structure or the residential amenities of neighboring properties.
Decision Maker's Conclusion
- The proposed contemporary dwelling is significantly reduced in scale compared to previous refused applications, ensuring it does not obstruct preserved sea views from Torca Road or the sylvan nature of the area.
- The separation distances and orientation of the house are sufficient to prevent significant overlooking, overshadowing, or overbearing impacts on adjacent properties such as Pine Hill and Thalassa.
- The partial removal of the rubble stone wall and specific trees is considered acceptable and will not detrimentally impact the character of the Protected Structure, subject to strict landscaping and arborist-supervised conditions.
Cited Policies (CDP)
Objective A ZoningPolicy Objective PHP19: Existing Housing Stock – AdaptationSection 12.3.7: Additional Accommodation in Existing Built Up AreasSection 12.3.7.7: Infill DevelopmentPolicy Objective HER8: Work to Protected StructuresPolicy Objective HER13: Architectural Conservation AreasPolicy Objective GIB6: Views and ProspectsSection 12.3.1.1: Design CriteriaSection 12.3.3: Quantitative Standards for Residential DevelopmentSection 12.3.7.5: Corner/Side Garden SitesSection 12.11.4: New Development within an ACAObjective 130: Environmental Sensitivities
Decision Document Summary
The proposal involves the construction of a 230 sq m, two-storey contemporary flat-roofed dwelling on a sloping site to the rear of 'Saint Germans' (a Protected Structure) on Vico Road, Dalkey. The development includes a new vehicular entrance off Torca Road and associated landscaping. The site is located within an Architectural Conservation Area (ACA) and a previously identified '0/0' zone, though the Inspector notes this specific objective was removed in the current 2022-2028 Development Plan....SOURCE PDFOpen Original
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