Core Reason for the Refused Part
The Inspector recommended a grant of permission (overturning the Planning Authority's refusal), concluding that the proposed dormer would be acceptable provided it is reduced in width and set back from the roof edge to ensure subordination to the roof slope and protection of visual amenity.
Decision Maker's Conclusion
- The attic conversion for storage is acceptable in principle under the Z1 zoning, but the proposed dormer width of nearly 5 metres is excessive and fails to remain subordinate to the existing roof profile.
- A significant modification via condition, reducing the dormer width to 3.1 metres and requiring a 1.9-metre setback from the southwestern edge, would mitigate the visual impact and bring the development into compliance with Appendix 18 of the Development Plan.
- The garage conversion is acceptable and consistent with previous site history; however, development contributions are correctly applicable as the 40-square-metre exemption was exhausted by prior extensions.
Cited Policies (CDP)
Zoning Category Z1 (Section 14.7.1)Policy QHSN6Appendix 18, Section 1.1 (General Principles)Appendix 18, Section 4.0 (Alterations at Roof Level)Appendix 18, Section 5.0 (Dormer Windows)Table 18.1 (Guidelines for attic conversions)
Decision Document Summary
This report concerns a first-party appeal at 29 Belmont Gardens, Donnybrook, following a split decision by Dublin City Council which granted a garage conversion but refused a rear dormer attic extension. The site features a 2.5-storey semi-detached house with significant prior extensions. The Planning Authority initially deemed the dormer overbearing and poorly sited. However, the Inspector argued that while the dormer as proposed was indeed too large, the need for sustainable adaptation for a l...SOURCE PDFOpen Original
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