Core Refusal Reason
The proposed development is located in a high-risk flood area (Flood Zone A) without a necessary site-specific flood risk assessment or justification test, and its excessive scale, height, and massing would result in an overbearing impact that injures the residential amenities of neighboring properties and the character of the area.
Decision Maker's Conclusion
- The applicant failed to provide a Site-Specific Flood Risk Assessment (SSFRA) or satisfy the justification test required for development within Flood Zone A as designated by the Fingal County Development Plan 2023-2029.
- The proposed two-storey dwelling, by virtue of its 8.7m ridge height and overall bulk, would be visually obtrusive and out of character with the established pattern of development in the vicinity.
- The development would negatively impact the residential amenity of adjoining properties through significant overshadowing and an overbearing presence resulting from its inappropriate scale on a restricted site.
Cited Policies (CDP)
Objective IUO16Objective IUO17Objective IUO18Objective SPGHO40Objective SPGHO42Objective SPGHO43Objective DMSO19Objective DMSO31Objective DMSO215Objective DMSO125Table 14.4
Decision Document Summary
The proposal involves the demolition of an existing garage and the construction of a 280sqm, four-bedroom detached dormer dwelling in the rear garden of No. 28 Howth Road, Sutton. The site (0.055 ha) is situated on backland bordering Sutton Golf Club. Fingal County Council initially refused permission based on flood risk and inappropriate massing. In the appeal, the applicant argued the site was in Flood Zone C, but the Inspector confirmed it is clearly within Flood Zone A according to the most ...SOURCE PDFOpen Original
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