Core Reason for the Refused Part
The garden room constitutes overdevelopment of a restricted site, is visually overbearing on adjacent property, and fails to provide adequate private amenity space, thereby contravening Section 14.10.4 of the Fingal Development Plan 2023 - 2029.
Decision Maker's Conclusion
- The single-storey rear extension is appropriate in terms of scale and layout and does not adversely impact the residential or visual amenity of the existing estate.
- The garden room, despite proposed modifications to reduce its length from 6.2m to 4m, constitutes overdevelopment of the restricted site when considered in conjunction with the extension and remaining garden space.
- The garden room is visually overbearing on the adjoining property (No. 179) due to its height and proximity to the boundary, and granting permission would set an undesirable precedent for similar substandard developments.
Cited Policies (CDP)
Section 14.10.4 (Garden Rooms)Section 14.6.6.4 (Overlooking and Overbearance)Policy SPQHP41 (Residential Extensions)Objective SPQHO45 (Domestic Extensions)Section 14.10.2 (Extensions to Dwellings)Section 14.10.2.3 (Ground Floor Extensions (rear))Section 14.6 (Design Criteria for Residential Development)
Decision Document Summary
This Inspector's Report evaluates a first-party appeal regarding a split decision by Fingal County Council at a three-storey semi-detached dwelling in Tyrrelstown, Dublin 15. The applicant sought retention permission for a 12sqm rear extension and a large garden room. The Inspector concurred with the Planning Authority that the extension itself is acceptable. However, the garden room was found to be excessive in scale for the 0.0159 ha site. Although the appellant offered to reduce the structure...SOURCE PDFOpen Original
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