Core Refusal Reason
The Inspector recommends a grant of permission, overturning the Planning Authority's refusal, on the basis that a high-quality contemporary design is acceptable for this Architectural Conservation Area, provided the structure's length is reduced and boundary treatments are modified to preserve the open character and protected views of Dublin Bay.
Decision Maker's Conclusion
- The demolition of the existing cottage is acceptable given its limited architectural significance and the practical difficulties of its refurbishment without impacting the ACA character.
- The proposed 40m length of the dwelling is excessive and out of character; therefore, the eastern-most block should be omitted via condition to retain the site's open character and protect 'preserved views' across the site.
- Following a Stage 2 Appropriate Assessment, it is concluded that the development will not adversely affect the integrity of the North Bull Island SPA or North Dublin Bay SAC, provided the mitigation measures in the Natura Impact Statement are implemented in full.
Cited Policies (CDP)
Objective DMS157Objective CH32Objective CH37Objective NH36Objective NH40Objective NH59Objective NH60Objective DMS44Section 12.4Objective DMS87Zoning RS
Decision Document Summary
The proposal seeks to demolish 'Lenco', an existing cottage at 159 Dublin Road, and construct a large 5-bedroom contemporary house with a roof terrace and sea wall works. The site occupies a prominent triangular plot at the entry to the Sutton Cross & Environs Architectural Conservation Area (ACA), abutting North Dublin Bay SAC and North Bull Island SPA. Fingal County Council refused permission due to concerns over the dwelling's 'defensive' interface, excessive linear form, and overdevelopment....SOURCE PDFOpen Original
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