SD21B/0136

Removal of existing first floor balcony area (c.4.6sq.m) and replacement with a glazed dormer addition increasing the master bedroom floor area by c.7.4sq.m and construction of a green roof/terrace with glazed balustrade with access from the master bedroom only, at the roof level of the single storey extension (c.50sq.m) approved by decision Ref. SD20B/0250 (not yet constructed) all to the rear of the dwelling (south elevation).

Refused

Core Refusal Reason

The Planning Authority refused permission based on visual impact in a High Amenity area and conflict with a previous planning condition; however, the Inspector recommends granting permission, concluding the impact is negligible and the proposal is consistent with proper planning.

Decision Maker's Conclusion

  • The proposed dormer and terrace are located to the rear of the dwelling and are well-shielded by the site's topography and existing vegetation, resulting in negligible visual impact.
  • Potential overlooking of the neighboring property to the north is mitigated by existing mature trees and can be further addressed by a condition requiring a 1.8m high opaque balustrade.
  • A condition on a previous permission (SD20B/0250) prohibiting a roof terrace is not a valid standalone reason for refusal, as the current application must be assessed on its own planning merits.

Cited Policies (CDP)

Zoning Objective 'HA-DM'Policy H27 (Rural House & Extension Design)Objective H27Section 2.4.1 (Residential Extensions Policy)Policy H18 (Residential Extensions)H18 Objective 1Section 11.3.4 (ii) ‘Rural Housing’Section 11.5.5 (Landscape Impact Assessment)

Decision Document Summary

This report pertains to a First Party appeal against South Dublin County Council's decision to refuse a dormer extension and roof terrace at 'St. Anne's', Bohernabreena. The site is located in the Dublin Mountains, an area zoned for high amenity ('HA-DM'). The Planning Authority's refusal centered on the sensitive landscape and a previous planning condition that explicitly forbade a roof terrace on the site. The Inspector found that because the house sits on a downward-sloping site and is screen...
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