Core Refusal Reason
The proposed first-floor extension is considered visually obtrusive and would result in significant overbearing, overlooking, and overshadowing impacts on No. 3 Seapoint Avenue (a protected structure), thereby injuring the residential amenity of the area and contravening the County Development Plan.
Decision Maker's Conclusion
- The significant increase in height and massing in close proximity to the shared boundary would result in an unacceptable overbearing impact on the adjoining property at No. 3 Seapoint Avenue.
- The development would exacerbate existing overshadowing and increase mutual overlooking, particularly during winter months when screening foliage is absent, detrimental to the residential amenity of No. 3.
- The proposal would have a detrimental impact on the setting and character of No. 3 Brighton Terrace, a protected structure, failing to respect its historical relationship with the subject site.
Cited Policies (CDP)
Section 12.11.2.3Section 12.11.4Section 12.3.7.1Policy Objective CA6Policy Objective CA8Policy Objective PHP19Policy Objective HER8Policy Objective HER13Policy Objective HER20Policy Objective HER21
Decision Document Summary
This report evaluates a first-party appeal regarding the refusal of a two-storey flat-roof extension to 'Tara', a former 1880s billiard room converted to a dwelling in the 1940s. The site, located on Brighton Lane in Blackrock, is situated within the Monkstown Architectural Conservation Area (ACA) and was originally associated with No. 3 Brighton Terrace (a protected structure). The proposal seeks to add a 40 sqm first-floor extension and reconfigure the interior. While the Inspector acknowledge...SOURCE PDFOpen Original
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