Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal, on the basis that the extension is subservient in scale and height to the original dwelling, does not negatively impact the character of the Special Amenity Area or protected views, and would not significantly affect the integrity of nearby Natura 2000 sites.
Decision Maker's Conclusion
- The proposed rear extension is visually subordinate and subservient to the original 19th-century house, utilizing a contemporary design that does not distort the scale or massing of the heritage building.
- The development does not materially interfere with protected views from Balscadden Road or East Pier, nor does it detract from the distinctive character of the Howth Special Amenity Area.
- A formal Screening for Appropriate Assessment concluded that the works would not result in significant effects on protected habitats or species, specifically Kittiwakes, due to the distance from cliff nesting sites and the nature of the established residential use.
Cited Policies (CDP)
Fingal Development Plan 2023-2029Objective DMSO145Objective SPQHO45Objective GINHO67Objective GINHO58Objective GINHO60Objective DMSO190Policy SPQHP41Policy HCAP22Section 3.5.13.1Section 14.10.2Section 14.10.2.4Section 14.19.5Table 14.26
Decision Document Summary
This report concerns a first-party appeal against Fingal County Council's decision to refuse retention and completion of a part-single, part-three-storey extension at Tara Hall, a prominent 19th-century detached villa in Howth. The site is zoned 'High Amenity' and falls within the Howth Special Amenity Area Order (SAAO). The Planning Authority refused permission citing negative impacts on the character of the house, interference with protected coastal views, and lack of sufficient information to...SOURCE PDFOpen Original
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