Core Planning Reasoning
The proposed rear dormer was found to be overly dominant, not visually subordinate to the roof slope, and contrary to the design guidance for roof alterations, while also creating overlooking concerns for neighboring properties.
Decision Maker's Conclusion
- The rear dormer appears dominant to the roof and is out of character with the dwelling and the wider area, failing to meet the requirement for visual subordination set out in Appendix 18 of the Development Plan.
- The splayed window design of the dormer facilitates direct overlooking of neighboring rear gardens, which would negatively impact residential amenity.
- The front rooflight should be reduced from its original 2000 x 1000mm dimensions to 1500 x 950mm to ensure it does not dominate the roof plane while remaining functional.
Cited Policies (CDP)
Dublin City Development Plan 2022 – 2028Zoning Objective Z1Appendix 18 (Ancillary Residential Accommodation Alterations at Roof Level/ Attics/ Dormers/ Additional Floors)
Decision Document Summary
This Inspector's Report assesses a first-party appeal against Condition 2 of a grant of permission by Dublin City Council for an attic conversion at 12 Shandon Crescent, Phibsborough. The original proposal featured a novel triangular dormer to the rear and a large rooflight to the front. The Planning Authority's conditions sought to reduce the scale of the rooflight and mandate obscure glazing for the dormer. The Inspector, conducting a de novo assessment, determined that the rear dormer's scale...SOURCE PDFOpen Original
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