Core Refusal Reason
The Inspector recommended a grant of permission, concluding that the development is acceptable in principle under the 'A' zoning objective, provided that specific design amendments—namely the reduction of the ridge height and the omission of the rear dormer window—are implemented to ensure the house is visually subservient and does not negatively impact residential or visual amenity.
Decision Maker's Conclusion
- The principle of residential development on this corner/side garden site is consistent with the 'A' zoning objective and supports national planning policy regarding the densification of serviced urban lands.
- The proposed ridge height and large rear dormer would result in an incongruous 3-storey visual appearance that fails to respect the established 2-storey character of the Broadford residential scheme and would lead to excessive overlooking of properties to the rear.
- Subject to conditions requiring the omission of the attic dormer and the reduction of the ridge height to match the parent dwelling, the proposal would be successfully assimilated into the streetscape without injury to local residential amenities.
Cited Policies (CDP)
Zoning Objective ASection 8.2.3.4(v): Residential - Corner/Side Garden SitesSection 8.2.3.4(vii): Residential - InfillSection 8.2.3.5: Car Parking StandardsSection 8.2.8.4(i): Private Open Space StandardsSection 8.2.8.4(ii): Separation DistancesSection 8.2.4.9: Vehicular Entrances and Hardstanding AreasPolicy RES4Section 5.1.1: Water Quality Standards
Decision Document Summary
The applicant sought permission for a detached 3-bedroom house with an attic conversion and dormer on a 0.02ha corner site at 49 Broadford Crescent, Ballinteer. The Planning Authority initially refused permission, citing concerns over visual incongruity and the impact of the dormer on the privacy of adjacent properties. The Inspector's assessment balanced the policy support for increased residential density in serviced areas (Policy RES4) against the need to protect established neighborhood char...SOURCE PDFOpen Original
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