Core Planning Reasoning
The Inspector recommended the removal of Condition No. 3, concluding that the proposed rear dormer extension, despite exceeding the Planning Authority's preferred width, is of a limited scale and design that would not detract from the character of the dwelling or negatively impact the residential amenities of the area by way of overlooking or loss of privacy.
Decision Maker's Conclusion
- The scale and bulk of the proposed 4.2m wide dormer are acceptable relative to the overall extent of the roof and the size of the rear garden, and it will not be visible from adjoining streets or public areas.
- The design provides appropriate setbacks from the eaves and gable/party boundaries (0.5m and 1.2m respectively) and is set down from the ridge level, ensuring it does not dominate the roof space.
- The proposed glazing is similar in scale to existing first-floor windows and, given the separation distances and the nature of the lands to the rear, will not result in excessive overlooking of adjacent properties.
Cited Policies (CDP)
Fingal Development Plan 2023-2029Chapter 14: Development Management StandardsSection 14.1: IntroductionSection 14.6: Design Criteria for Residential DevelopmentSection 14.6.6.4: Overlooking and OverbearanceSection 14.10.2.5: Roof Alterations Including Attic Conversions and Dormer Extensions
Decision Document Summary
The application relates to a residential extension at 55 Boroimhe Hazel, Swords, involving an attic conversion and the installation of a rear flat-roofed dormer. Fingal County Council granted permission but attached Condition 3, which required the dormer's width to be reduced to 3 metres to align with local precedents. The applicant appealed this condition under Section 139, arguing that the site's unique orientation and the vacant land to the rear meant the larger dormer would have no negative ...SOURCE PDFOpen Original
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