Core Refusal Reason
The Inspector recommended a GRANT of permission, overturning the Planning Authority's refusal, concluding that the revised design, increased lateral separation from the neighboring property (Glenaveena), and the submitted carbon-lifecycle justification for demolition adequately addressed concerns regarding architectural heritage, visual amenity, and climate action policies.
Decision Maker's Conclusion
- The replacement dwelling’s reduced scale and increased lateral separation of c. 11.9m from Glenaveena ensure it remains a subservient structure that does not significantly injure the architectural setting or residential amenities of the neighboring period property.
- The demolition of the existing G-rated dwelling is justified by a detailed carbon assessment showing that a new A1-rated dwelling will achieve operational emission savings that offset the embodied carbon of construction within 14.2 years, aligning with the 2024 Climate Action Plan.
- Potential impacts on neighboring privacy and the character of the Howth Special Amenity Area can be successfully mitigated through planning conditions, specifically by reducing the depth of the rear terrace to a maximum of 4 meters.
Cited Policies (CDP)
Section 13.5 (Zoning Objectives)Policy GINHP28Objective GINHO58Objective GINHO67Policy GINHP27CSP23Objective SPQHO88Section 9.6.15 (Views and Prospects)Section 14.21.1 (Re-use of existing Buildings)Policy CAP8Objective DMSO256Section 14.19.1.2Objective SPQHO44Policy HCAP22Policy CAP1Objective DMSO19Objective DMSO26Objective DMSO200
Decision Document Summary
The proposal involves the demolition of 'St. Joseph’s' (a 1930s house) and the construction of a contemporary, five-bedroom replacement dwelling and detached garage on a 1.25ha site in Howth, Co. Dublin. The site is part of the former Stella Maris convent complex and is adjacent to 'Glenaveena', a Victorian house of regional architectural importance. The Planning Authority initially refused permission due to the lack of demolition justification under new climate policies and concerns that the ho...SOURCE PDFOpen Original
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