3030/21
PROTECTED STRUCTURE: Planning permission for modifications to a previous grant of permission Reg. Ref. 2649/20 (for a new three-storey, 4-bedroom, semi-detached dwelling). Modifications to include a new screened 30 sqm balcony/terrace to the proposed flat roof to the rear (north) at first floor together with internal modifications to WC, circulation and habitable room arrangements, all with associated works and site services.
Core Refusal Reason
Dublin City Council refused permission due to potential injury to residential amenities via overlooking and noise, but the Inspector recommended a grant of permission, concluding that 1.8m frosted glass screening sufficiently mitigates these impacts and complies with the Z2 Zoning Objective.
Decision Maker's Conclusion
- The 1.8m high frosted glass screen panels provide both visual privacy and acoustic containment, ensuring the proposal does not result in overlooking or excessive noise nuisance for adjacent properties.
- The development is ancillary to a single-family dwelling and is acceptable in principle under the Z2 zoning objective, which aims to protect and improve the amenities of residential conservation areas.
- The proposal complies with Appendix 17 of the Dublin City Development Plan regarding screened balconies and does not negatively impact the character or setting of the Protected Structure at No. 63 Highfield Road.
Cited Policies (CDP)
Decision Document Summary
The application seeks modifications to a previously permitted three-storey, four-bedroom semi-detached dwelling at 63 Highfield Road, Rathgar, a site containing a Protected Structure. The core of the appeal concerns the addition of a 30 sq.m first-floor screened terrace over a rear extension. While the Planning Authority refused the application on the grounds of residential amenity impact and precedent, the Inspector found that the design—specifically the 1.8m high frosted glass boundary—effecti...PDF Document Missing
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