Core Planning Reasoning
The Inspector recommends granting permission because the development is considered subordinate in scale to the original dwelling, respects the established streetscape character, and includes mitigation measures (screening) to ensure no significant negative impact on the residential amenities of adjoining properties.
Decision Maker's Conclusion
- The proposed extensions are visually subordinate to the principal house and maintain the semi-detached rhythm of Nutley Park by incorporating appropriate setbacks that prevent a terracing effect.
- Concerns regarding overlooking from the proposed south-facing kitchen window can be satisfactorily mitigated through the installation of a 1.8m high screen, as secured by planning condition.
- The overall development, including the attic conversion and dormer windows, is consistent with the standards set out in the Dublin City Development Plan 2022-2028 and will not result in undue injury to the area's character or residential amenity.
Cited Policies (CDP)
Zoning Z1 (Sustainable Residential Neighbourhoods)Appendix 18 (Ancillary Residential Accommodation)Section 1.1 (General Design Principles)Section 1.2 (Extensions to rear)Section 1.3 (Extensions to side)Section 1.4 (Privacy and Amenity)Section 1.6 (Daylight and Sunlight)Section 1.7 (Appearance and Materials)Section 4.0 (Alterations at Roof Level)Section 5.0 (Attic Conversions)
Decision Document Summary
The application at 44 Nutley Park, Donnybrook, seeks permission for the demolition of existing single-storey side/rear structures and the construction of a substantial ground and first-floor extension, plus an attic conversion with two rear dormers. The site is a 0.065-hectare plot featuring a semi-detached house backing onto a golf course in a mature residential area. A third-party appeal by the neighbor at No. 42 raised issues of overlooking, boundary encroachment, and the loss of privacy from...SOURCE PDFOpen Original
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