WEB1675/21

The development will consist of the construction of single storey extension and first floor extension over existing ground level to the rear of the property, a dormer window in the main roof to the rear, blocking up and replacing a first-floor bathroom window and all associated site works.

Granted

Core Planning Reasoning

The proposed development is consistent with the 'Z1' residential land use zoning and respects the prevailing pattern of development in the area without seriously injuring the residential or visual amenities of neighbouring properties.

Decision Maker's Conclusion

  • The proposed first-floor and ground-floor extensions are subordinate in scale and will not result in significant additional overshadowing or overbearance, as the neighbouring properties already feature similar rear returns and the 45-degree light test is satisfied.
  • Potential overlooking from the new bedroom window and attic dormer is not considered significant relative to existing first-floor views, and privacy is further protected by a condition requiring obscure glazing on the first-floor side toilet window.
  • The visual impact of the development is acceptable as the extensions and dormer are confined to the rear of the property, are not visible from Richmond Road, and are designed to be integrated with the existing dwelling's character.

Cited Policies (CDP)

Zoning Z1 (Sustainable Residential Neighbourhoods)Section 16.10.12 (Volume 1): Extensions and Alterations to DwellingsAppendix 17 (Volume 2): Guidance for Residential ExtensionsSection 17.11: Dormer WindowsSection 17.8: Subordinate Approach

Decision Document Summary

The application seeks permission for a single-storey ground floor extension, a first-floor rear extension, and an attic-level dormer window at a two-storey terraced red-brick dwelling in Drumcondra. The Inspector assessed a third-party appeal from the neighbor at No. 71, who expressed concerns regarding loss of light, overshadowing, and the dominant scale of the proposal. The Inspector noted that the terrace is characterized by original two-storey rear returns and that the proposed extensions ar...
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