Core Refusal Reason
Split decision: Retention of the elevated platform and stairway is granted as they are not visually obtrusive from protected views; however, the proposed home office is refused as it represents an inappropriate and intrusive addition that would harm the visual amenity of the Howth Special Amenity Area (SAAO).
Decision Maker's Conclusion
- The elevated platform and stairway are acceptable for retention because they are not excessively prominent and do not have a significant negative impact on the protected view from the adjacent footpath and road network.
- The proposed home office is a wholly inappropriate addition whose prefabricated design and elevated position are at odds with the character of the site and would cumulatively harm the visual amenity of the Howth Special Amenity Area.
- The proposal does not result in a loss of residential amenity for neighboring properties due to a separation distance of at least 28 metres, and any minor visual concerns can be mitigated through a required native landscaping scheme.
Cited Policies (CDP)
Fingal Development Plan 2023-2029Section 3.5.13.1 (Residential Extensions)Section 14.10.4 (Garden Rooms)Section 9.6.16 (Liffey Valley and Howth)Policy CSP23 (Howth SAAO)Policy GINHP27 (Howth and Liffey Valley Amenity Orders)Howth SAAO 1999 Objective 2.1Howth SAAO 1999 Policy 2.1.1
Decision Document Summary
This report concerns an appeal against Fingal County Council's decision to refuse permission for both the retention of an elevated platform/stairway and the construction of a home office at 'Little Dell', Sutton. The site is located within the Howth Special Amenity Area Order (SAAO), a highly sensitive landscape with protected views. The Inspector recommends a split decision. They argue that the retained platform is not obtrusive as it is set behind the dwelling with rising ground behind it and ...SOURCE PDFOpen Original
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