Core Planning Reasoning
The Inspector recommended the omission of Condition No. 10 (financial contribution) on the basis that the development constitutes a de-intensification of residential use, thereby qualifying for an exemption under the Fingal Development Contribution Scheme.
Decision Maker's Conclusion
- The change of use of the chapel building to ancillary residential use represents a de-intensification of the site's previous institutional activity as a convent and retreat centre.
- The project results in a significant reduction in gross floor area (c. 200sqm) by removing modern additions and reverting the main dwelling toward its original footprint.
- The Planning Authority incorrectly applied the Development Contribution Scheme, failing to account for exemptions under Section 11(i)(v) for changes of use that do not constitute substantial intensification.
Cited Policies (CDP)
Fingal County Development Plan 2017-2023Zoning Objective RS - ResidentialFingal County Council Development Contribution Scheme 2021–2025Section 48 of the Planning and Development Act 2000Section 11(i)(v) of the Development Contribution SchemeSection 3(b) of the Development Contribution SchemeSpecial Amenity Area Order (1999)
Decision Document Summary
This Inspector's Report concerns a first-party appeal against a €6,875 financial contribution (Condition No. 10) for a development at 'Glenaveena' (formerly Stella Maris Convent), Howth. The development involves the removal of a prefabricated structure, the change of use of a chapel to ancillary residential storage/use, and various retentions/alterations to the 1860s dwelling. The site is zoned for residential use and is within a Special Amenity Area. The Inspector argued that the move from a re...SOURCE PDFOpen Original
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