Core Planning Reasoning
The Inspector recommends granting permission subject to conditions, notably the omission of the fourth floor (third floor level) to protect the residential amenities of adjoining properties from overlooking and overbearing impacts, while finding the overall density and principle of development acceptable.
Decision Maker's Conclusion
- The principle of a higher-density residential development is consistent with the 'RS' zoning objective and national policy for sustainable urban consolidation.
- While the overall design is acceptable, the omission of the top floor is necessary to prevent significant overlooking of neighboring rear gardens from elevated terraces.
- The proposal, as modified by conditions, will not adversely affect the character of the area, traffic safety, or the integrity of nearby European sites (Natura 2000).
Cited Policies (CDP)
Zoning Objective RSObjective PM52Objective CH33Objective CH37Policy H7Policy H15Policy IE2Policy IE7Green Infrastructure (G) Policy 3Policy HCL12Policy HCL13Policy HCL15Objective DMS28Objective SS15Objective SS16Objective HOWTH 1Objective HOWTH 2Objective HOWTH 3Objective HOWTH 4Objective HOWTH 5Objective HOWTH 6Objective DMS57A
Decision Document Summary
The application seeks the demolition of 'Graymount', a 19th-century two-storey house, to facilitate a 32-unit apartment block (later reduced to 28 units) on a 0.48-hectare site in Howth. The site is located in a suburban area characterized by mature trees and detached dwellings. The Inspector supports the demolition, noting the building is not a protected structure and does not lend itself to conversion. Key arguments revolve around building height and residential amenity. The Inspector finds th...SOURCE PDFOpen Original
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