Core Planning Reasoning
The proposed development would fail to respect the established building line along Barnhill Avenue and does not closely relate to the design or character of adjacent dwellings, resulting in an incongruous addition that would detract from the visual appearance and character of the area.
Decision Maker's Conclusion
- The protrusion of the dwelling 7.3 metres beyond the established building line on Barnhill Avenue is considered an unacceptable and incongruous breach of the streetscape character.
- The contemporary three-storey design, featuring box dormers and varied materials like zinc cladding, fails to respect the prevailing two-storey suburban character of the surrounding area.
- While the principle of residential development is acceptable and impacts on neighboring privacy were largely mitigated by amended plans, the negative impact on the visual pattern of development warrants refusal.
Cited Policies (CDP)
Dun Laoghaire-Rathdown County Development Plan 2022-2028Section 12.3.7.1 (iii)Section 12.3.7.5 Corner/Side Garden SitesSection 12.3.7.7 InfillPolicy Objective PHP18 (Residential Density)Policy Objective PHP19 (Existing Housing Stock – Adaptation)Policy Objective PHP20 (Protection of Existing Residential Amenity)Section 12.3.1 (Quality Design)Section 12.3.3 (Quantitative Standards)Section 12.3.4 (General Requirements)Section 12.4.8 (Vehicular Entrances)Section 12.3.5.2 (Separation Distances)Section 12.8.2 (Open Space Categories)Section 12.8.7 (Private Amenity Space)
Decision Document Summary
The proposal involves the construction of a contemporary three-storey, three-bedroom detached house within the side garden of No. 27 Hillside, a corner site at the junction of Hillside and Barnhill Avenue in Dalkey. The site context is defined by a consistent pattern of two-storey semi-detached houses constructed circa 1950/60s with a prominent building line. While the Planning Authority initially granted permission following amendments, the Inspector found that the proposal significantly breach...SOURCE PDFOpen Original
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