Core Planning Reasoning
The Inspector recommends a grant of permission as the development is a modest domestic extension that is compatible with the RS zoning objective and will not significantly injure the residential or visual amenities of the area or adjacent properties.
Decision Maker's Conclusion
- The proposal complies with the 'RS' zoning objective and Fingal Development Plan 2023-2029 policies by providing for sensitively designed residential extensions that improve amenity.
- Potential impacts on neighboring residential amenity, specifically regarding overlooking and overshadowing at 'Fernhill', are mitigated by the 10-metre horizontal separation distance, level differences, and existing mature vegetation.
- The development is minor in nature and does not contravene the objectives of the Howth Special Amenity Area Order or result in a likely significant effect on nearby European Sites (AA Screening).
Cited Policies (CDP)
RS (Residential) Zoning ObjectiveObjective SPQHO45 - Domestic ExtensionsPolicy SPQHP41 - Residential ExtensionsSection 14.10.2.2 - Side ExtensionsSection 14.6.6.4 - Overlooking and OverbearanceSection 14.10.2.5 - Roof AlterationsHowth Special Amenity Area Order (SAAO) Policy 3.1.2
Decision Document Summary
The proposal involves a 25sq.m. first-floor front extension and roof alterations to an existing 352sq.m. detached dwelling at 'Summerhill', Howth. A third-party appeal by neighbors at 'Fernhill' raised concerns regarding the visual impact of a new 9.87m high gable wall moved 3.61m closer to their property, resulting in potential loss of sunlight and privacy. The Inspector's assessment concluded that the design is acceptable and integrates well with the existing structure. Crucially, the Inspecto...SOURCE PDFOpen Original
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