Core Planning Reasoning
The Inspector recommended that the Planning Authority's decision to grant permission be upheld, but that Condition 5 be amended to allow for a revised design that preserves the original ridgeline of the terrace while providing adequate internal ceiling height.
Decision Maker's Conclusion
- The original proposal to raise the ridgeline by 500mm would detract from the uniform architectural integrity and character of the St. Magdalen Terrace streetscape.
- The 'amended proposal' submitted by the applicant successfully preserves the original ridgeline while providing a workable internal floor-to-ceiling height by using an angled extension set back from the ridge.
- Condition 5 should be modified to reflect the amended plans (Drawing No. 2_212), as this revised approach has a negligible impact on the Z2 Residential Conservation Area.
Cited Policies (CDP)
Zoning Objective Z2 - Residential Neighbourhoods (Conservation Areas)Section 11.1.5.4 - Architectural Conservation Areas and Conservation AreasPolicy CHC4Section 16.2.2.3 - Extensions and Alterations to DwellingsSection 16.10.12 - Extensions and Alterations to DwellingsAppendix 17 - Guidance for Residential Extensions
Decision Document Summary
The development consists of a two-storey rear extension to a mid-terrace single-storey cottage at 70 Saint Magdalen Terrace, Dublin 4, located within a Z2 Residential Conservation Area. The Planning Authority granted permission but included Condition 5, which prohibited raising the existing roof ridgeline, effectively making the proposed internal first-floor height non-compliant with building regulations. The Inspector agreed that maintaining the uniform ridgeline is essential for the character ...SOURCE PDFOpen Original
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