Core Refusal Reason
The proposed additional floor and removal of permitted setbacks would result in an incongruous and obtrusive feature on a prominent, highly sensitive coastal site, detracting from protected views and the visual character of the Howth SAAO buffer zone.
Decision Maker's Conclusion
- The vertical extension significantly increases the mass and scale of the structure, creating a dominant and incongruous form of development in a landscape of exceptional value.
- The modification, specifically the removal of the previously permitted second-floor setback, would be seriously injurious to the visual amenities of the area and protected prospects.
- While the proposal meets separation standards to prevent undue overbearing on immediate neighbors, its broader impact on the sensitive coastal character contravenes core Development Plan objectives for the protection of Howth's landscape.
Cited Policies (CDP)
Objective DMS39Objective NH35Objective NH40Objective NH51Objective PM44Objective HOWTH 1Objective HOWTH 4Objective DMS28Objective DMS90
Decision Document Summary
This report assesses a first-party appeal regarding a proposed modification to a previously granted permission (ABP-307006-20) at a site on Kilrock Road, Howth. The applicant sought to add a new set-back third-floor level to accommodate a large penthouse, increasing the total unit count from 8 to 9 and raising the building height by approximately 2.95m. The site is located in a 'Coastal Character Type' landscape within the buffer zone of the Howth Special Amenity Area Order (SAAO). While the Ins...SOURCE PDFOpen Original
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