Core Planning Reasoning
Recommendation to Grant Permission: The proposed development is considered subordinate in scale to the main roof, complies with development plan standards for dormer extensions, and would not negatively impact the residential amenities of adjacent properties or the character of the nearby Architectural Conservation Area.
Decision Maker's Conclusion
- The dormer extension is visually subordinate as it is set down from the ridge line and set back from the eaves, matching the materials of the existing dwelling to minimize visual impact.
- Potential overlooking is sufficiently mitigated by the vertical positioning of the windows and the requirement for opaque glass in the bathroom window, ensuring no significant diminution of neighboring residential amenity.
- As the site is located outside the Dalkey Village ACA and the proposal is not visible from the public realm, it does not detract from the special character, quality, or interest of the conservation area.
Cited Policies (CDP)
Zoning Objective ADun Laoghaire-Rathdown County Development Plan 2022-2028Policy Objective HER13 (Architectural Conservation Area)Section 12.3.7.1 (iv) (Alterations at Roof/Attic level)Section 12.11.4 (New development within an ACA)Policy Objective PHP 20Chapter 12 (Development Management Standards)
Decision Document Summary
The proposal involves the replacement of three velux rooflights with a dormer extension, minor internal alterations, and the installation of four solar panels at a contemporary semi-detached dwelling in Dalkey. While the Planning Authority granted permission, a third-party appeal was lodged by neighbors at No. 37 Ulverton Road, citing concerns over the dormer's bulk, potential overlooking, and impact on the Dalkey Architectural Conservation Area (ACA). The Inspector's assessment found that the d...SOURCE PDFOpen Original
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