Core Planning Reasoning
The primary reason for the recommendation to amend the grant is that the original condition requiring a 1.8m opaque screen around the entire terrace was disproportionate and would result in an oppressive visual impact. The Inspector found that a revised design—incorporating 1.8m side screens and a 1.1m clear glass front screen—effectively balances the protection of neighbouring residential amenity against the architectural quality and seaward views of the development.
Decision Maker's Conclusion
- The 1.8m high opaque screen required by the Planning Authority is excessive and would create oppressive visual dominance while negating the design intent of capturing views of Dublin Bay.
- The applicant's revised proposal, featuring a slatted canopy, 1.8m opaque side screens, and a 1.1m clear glass front screen, is sufficient to prevent significant overlooking of No. 10 South Park given the 28m separation distance.
- The development as a whole, located on a steeply sloping site within the Howth Special Amenity Area buffer zone, is modest in scale and aligns with the character of existing large detached houses in the vicinity.
Cited Policies (CDP)
RS Zoning ObjectiveChapter 3 - Sustainable placemaking and Quality HomesObjective SPQHQ43Section 3.5.13.1 - Residential ExtensionsObjective SPQH045Policy SPQHP41Section 14.6.6.4 - Overlooking and OverbearanceSection 14.10.2.2 - Side extensionsSection 14.10.2.3 - Ground Floor Extensions (rear)Section 14.10.2.4 - First Floor Extensions
Decision Document Summary
The proposal involves significant alterations to 'Lanterna,' a contemporary bungalow in Sutton, including ground-floor extensions, a garage-to-gym conversion, and a new first-floor extension with a screened roof terrace. The site is located on a steep, elevated gradient on the west side of Howth Head, providing views of Dublin Bay. While Fingal County Council granted permission, they attached Condition 3(c) requiring 1.8m opaque screening around the terrace to prevent overlooking of neighbouring...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.