Core Refusal Reason
The Planning Authority initially refused permission due to the excessive scale and bulk of the proposed extension, arguing it would negatively impact the vernacular character of the cottage and the visual amenity of the 'High Amenity' zone; however, the Inspector recommends a grant of permission subject to conditions that reduce the height and alter the roof profile to mitigate these impacts.
Decision Maker's Conclusion
- The renovation and extension of the existing derelict cottage is acceptable in principle as it supports the retention and re-use of rural housing stock within the High Amenity (HA) zoning.
- The potential negative visual impact on the vernacular character of the original cottage can be adequately managed by a planning condition requiring the first-floor extension to be reduced to a maximum height of 5 meters with a flat roof finish.
- Technical aspects of the development, specifically the tertiary wastewater treatment system and the protection of residential amenities for neighboring properties, are deemed to comply with relevant standards and guidelines.
Cited Policies (CDP)
Policy GINHP28Objective GINHO67Policy HCAP22Objective DMSO190Table 14.26Section 14.12.13Policy SPQHP41Objective SPQHO45Policy SPQHP48Objective SPQHO52
Decision Document Summary
This Inspector's Report evaluates a first-party appeal for a proposed renovation and extension of a vacant 59sq.m cottage at Balleally Lane, Lusk, Co. Dublin, intended to create a 205sq.m five-bedroom home. Situated on a 0.12ha site zoned 'High Amenity' (HA), the project follows a previous refusal (ABP-319872-24) for a larger 370sq.m scheme. Fingal County Council refused the current application, citing concerns that the two-storey rear extension would overwhelm the original vernacular structure....SOURCE PDFOpen Original
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