Core Planning Reasoning
The Inspector recommended that the Planning Authority's decision to grant permission be upheld but with the retention of Condition No. 2, which requires a reduction in roof height to 4.3m to prevent visual overbearance and safeguard the residential and visual amenities of neighboring properties.
Decision Maker's Conclusion
- The proposed 6.3m height for a single-storey garden room is considered excessive and lacks sufficient justification, as it presents a visual massing akin to a two-storey structure.
- A reduction to a maximum height of 4.3m is necessary and reasonable to mitigate the impact of visual intrusion and overbearance on the adjacent private amenity spaces to the west.
- The development, subject to the height reduction condition, is otherwise in accordance with the proper planning and sustainable development of the area and the specific Garden Room policies of the Fingal Development Plan.
Cited Policies (CDP)
Section 13.5 (Zoning Objectives, Vision and Use Classes)Section 13.4Objective ZO4 (Ancillary Uses)Section 14.10 (Additional Accommodation in Existing Built-up Areas)Section 14.10.4 (Garden Rooms)Section 14.6.6.4 (Overlooking and Overbearance)Objective DMSO71 (Overshadowing of Private Open Space)Objective GINHO46 (Tree Removal)Section 3.5.13.1Policy SPQHP41 (Residential Extensions)Objective SPQHO45 (Domestic Extensions)
Decision Document Summary
The application relates to the construction of a detached garden building for ancillary domestic use (garage, gym, office) at Loachfail, Carpenterstown, Dublin 15. The project was significantly revised during the Further Information stage from a 2-storey building (7.2m) to a 1-storey building (6.3m). While Fingal County Council granted permission, they attached a condition reducing the height further to 4.3m, which the applicant appealed under Section 139. The site is a large residential plot bo...SOURCE PDFOpen Original
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