Core Refusal Reason
While the Planning Authority initially refused permission due to concerns over massing, overlooking, and overbearing appearance, the Inspector recommended a GRANT of permission, concluding that the revised proposal submitted on appeal successfully mitigated these impacts through reduced building widths, hipped roof profiles, and the inclusion of privacy-enhancing window fins.
Decision Maker's Conclusion
- The revised design, including narrowed floorplans and hipped roof profiles, successfully addresses previous concerns regarding the overbearing impact on adjacent residential properties.
- Adequate separation distances and the use of vertical privacy fins with opaque glazing on first-floor windows ensure that the development will not result in undue overlooking of neighboring gardens or dwellings.
- The development is consistent with the 'A' zoning objective of the County Development Plan and, being located in a backland position to the rear of the Silchester Road ACA, does not negatively impact the character of the conservation area.
Cited Policies (CDP)
Section 8.2.3.4 (DLRCDP 2016-2022)Policy Objective PHP19Policy Objective PHP20Section 12.3.7.6 (Backland Development)Section 12.3.7.7 (Infill)Section 12.3.4 (Residential Development - General Requirements)Section 12.4.8 (Vehicular Entrances and Hardstanding Areas)Section 12.8.7.2 (Boundaries)
Decision Document Summary
The application seeks permission for the subdivision of the rear garden of 'Tanglewood', a Victorian semi-detached house at 34 Silchester Road, to construct two 3-bedroom detached houses. The site is located within a mature residential area and partially within the Silchester Road Architectural Conservation Area (ACA). Dún Laoghaire-Rathdown County Council originally refused permission, citing that the proximity and massing of the proposed dwellings would be overbearing and cause overlooking to ...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála