Core Planning Reasoning
The development is considered acceptable as it is consistent with the residential 'RES' zoning objective, complies with the South Dublin County Council House Extension Design Guide, and does not negatively impact the visual or residential amenities of the surrounding area through overlooking, overshadowing, or overbearing scale.
Decision Maker's Conclusion
- The proposed side dormer is appropriately designed below the ridge line and set back from the eaves, respecting the character of the existing dwelling and the local streetscape.
- Potential impacts on residential amenity, specifically overshadowing and overbearing impact, are avoided due to the existing separation distances and the orientation of the dwellings.
- Concerns regarding overlooking are mitigated by the use of opaque or frosted glazing on the side-facing bedroom windows, ensuring privacy for neighbors without compromising fire safety requirements for habitable rooms.
Cited Policies (CDP)
South Dublin County Development Plan 2022-2028Zoning Objective 'RES'Section 6.8.2 (Residential Extensions)H14 Objective 1H13 Objective 5Policy H14Policy E3 (Energy Performance)Chapter 12 (Implementation and Monitoring)Section 12.6.8BFP1BFP3BFP5BFP7SDCC House Extension Design Guide (2010/2025)
Decision Document Summary
The application seeks permission for a flat-roofed side dormer extension (approx. 21.5 m²), external insulation, and solar panels at a 1.5-storey detached house in Rathfarnham. South Dublin County Council granted permission with a condition requiring high-level windows to prevent overlooking, which was appealed by a third party. The site is located at the end of a cul-de-sac adjacent to Loreto Abbey Cemetery. The Inspector determined that while the area has varied building lines, the extension i...SOURCE PDFOpen Original
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