Core Planning Reasoning
The retention of Condition 2 is required to ensure the roof profile remains visually consistent with the established development pattern of 2-storey dwellings with hipped roofs in the streetscape, as a full gable would be out of character.
Decision Maker's Conclusion
- The principle of an attic conversion and dormer window is acceptable for residential use, but the alteration to a full gable end fails to respect the dominant character of the surrounding hipped-roof streetscape.
- A 'Dutch' half-hipped roof represents a suitable design compromise that facilitates the conversion without compromising the architectural symmetry or visual amenities of the area.
- Internal functionality is not significantly hampered by the condition, as a 'Dutch' hip provides sufficient head height for the attic stairwell while mitigating the external visual impact of the extension.
Cited Policies (CDP)
South Dublin County Development Plan 2016-2022Housing (H) Policy 18H18 Objective 1Chapter 11 ImplementationSouth Dublin County Council House Extension Design Guide 2010
Decision Document Summary
This Inspector's Report concerns a first-party appeal against Condition 2 of a permission granted by South Dublin County Council for an attic conversion at 35 Tynan Hall Avenue. The original proposal sought to convert the existing hipped roof into a gable end to accommodate a rear dormer window. The Planning Authority's condition required the applicant to instead implement a 'Dutch' half-hipped roof to preserve the area's visual character. The applicant argued that local precedents for gable end...SOURCE PDFOpen Original
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