Core Refusal Reason
The proposal breaches a restrictive historical planning condition, poses a significant visual threat to a High Amenity Area, and lacks a mandatory Appropriate Assessment Screening for protected European sites.
Decision Maker's Conclusion
- The development violates a specific historical planning condition (F97A/0563) which restricted the entire site to a single low-profile, single-storey dwelling.
- The scale and design of the proposal are unsympathetic to the existing environment and would result in a significant visual impact on the High Amenity Area and Howth Special Amenity Area.
- The absence of an Appropriate Assessment Screening Assessment means the potential for significant impacts on the Howth Head SAC and SPA cannot be ruled out.
Cited Policies (CDP)
Condition 2 of Plan Ref F97A/0563Objective GINHO67Objective 3.4 of the Howth Special Amenity AreaObjective SPQHO45
Decision Document Summary
The application proposed a development at Heather Cottage, Upper Cliff Road, Howth, situated within a sensitive High Amenity Area and the Howth Special Amenity Area. The local authority refused permission primarily because the proposal contravened a previous planning condition limiting the site's density and failed to subordinate itself to the natural landscape as required by the Fingal Development Plan 2023-2029. Furthermore, the failure to submit an Appropriate Assessment Screening Assessment ...SOURCE PDFOpen Original
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