Core Refusal Reason
The proposed dormer window would result in a significant and unsympathetic alteration to the distinctive roofscape of a Protected Structure, adversely affecting its character, integrity, and its visual relationship within a semi-detached pair.
Decision Maker's Conclusion
- The dormer is positioned on a primary side roof plane rather than a minor or concealed slope, leading to a significant and detrimental alteration of the Protected Structure's distinctive profile visible from the public realm.
- The proposal represents a unilateral and unsympathetic alteration to one half of a semi-detached 'set piece' of Protected Structures, which would materially harm their collective architectural composition and setting.
- The development would result in a detrimental and irreversible impact on the essential qualities of the Protected Structure, failing to comply with Policy Objective HER 8 and established architectural heritage guidelines.
Cited Policies (CDP)
Policy Objective HER 8Section 12.11.2.1 (Works to a Protected Structure)Section 12.3.7.1 (Alterations at Roof/Attic Level)Section 12.3.7.1(iv)Section 6.8.1 (Architectural Heritage Protection Guidelines 2011)Section 9 (Architectural Heritage Protection Guidelines 2011)
Decision Document Summary
The case involves a first-party appeal against the refusal of permission for the modification of an existing velux rooflight into a dormer window at Gortnadrew, No. 9 Alma Road, a three-storey over basement Protected Structure. The proposed works were intended as an amendment to a previous grant (D24A/0316). The site is located in a sensitive residential area where the subject building forms a semi-detached pair with No. 11, another Protected Structure. The Planning Authority refused the applica...SOURCE PDFOpen Original
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