2275/21

Construction of new upper storey to existing rear return and construction of new non-habitable attic room above main house, proposing to raise existing ridge of main house from +12.71m to +13.8m with reflective glazing to front and rear and construction of two new rooflights to existing roof to front of main house.

Split decision

Core Reason for the Refused Part

The Inspector recommends a grant of permission, overturning the Planning Authority's refusal of the roof alterations, on the basis that the use of lightweight reflective glazing ensures the extension is not visually dominant and does not adversely affect the architectural integrity of the Georgian terrace or the character of the Z2 Residential Conservation Area.

Decision Maker's Conclusion

  • The contemporary glass extension would not result in the loss of historic fabric and its visual impact would be minimal when viewed from the immediate vicinity.
  • The proposed ridge height increase is acceptable as it remains consistent with the height of existing chimney stacks and reflects a pattern of roofline variation present in the wider Sandymount Strand area.
  • The proposal is broadly consistent with established planning precedents on Strand Road and respects the scale, proportions, and architectural form of the host dwelling.

Cited Policies (CDP)

Zoning Objective Z2Policy CHC4Section 16.2.2.3Section 16.10.12Appendix 17 (Section 17.8)Chapter 14, 14.8.2

Decision Document Summary

The application relates to a two-storey over basement Georgian terraced house at 117 Strand Road, Sandymount, located within a 'Z2' Residential Conservation Area. The development consists of a rear extension and the creation of an attic room by raising the roof ridge from 12.71m to 13.8m using reflective glazing. Dublin City Council issued a split decision, granting the rear extension but refusing the roof alterations. On appeal, the Inspector argues that the lightweight glazing prevents the ext...
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