4255/24

RETENTION/ PERMISSION: The development consist of an additional storey at second floor that is dormer roof extension that extends to the front, side and rear of original roof. Planning permission is sought to modify the dormer extension to add a gable end and extend the ridge line and change the finish of the dormer from render to standing seam metal cladding.

Refused

Core Refusal Reason

The proposed development is considered visually obtrusive, out of character with the host dwelling and the existing terrace, and would seriously injure the residential amenities of the area through overlooking and loss of privacy, while setting an undesirable precedent for similar developments.

Decision Maker's Conclusion

  • The proposed modifications, including the formation of a new gabled end and metal cladding, would increase the visual bulk and prominence of the dormer, making it an incongruous feature within the streetscape.
  • The development fails to address previous reasons for refusal and remains contrary to Development Plan standards which advise against dormers that are over-dominant or extend the full width of the roof.
  • The retention of clear glazed windows at the second-floor rear level would result in unacceptable levels of overlooking and loss of privacy for the gardens of adjacent properties on Phibsborough Road and Royal Canal Bank.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Section 15.3.3 (Extensions and Alterations to Dwellings)Volume 2, Appendix 18 (Roof Extensions)Table 18.1 of Appendix 8Zoning Objective Z1 – Sustainable Residential Neighbourhoods

Decision Document Summary

This report concerns an appeal against the refusal of retention and permission for a significant second-floor dormer extension at 243 Phibsborough Road, an end-of-terrace property. The proposal involves modifying an existing unauthorized wrap-around dormer by adding a gable end, extending the ridgeline, and changing the finish to metal cladding. The site is located in a residential area zoned 'Z1' near Broadstone Hall student accommodation. The Inspector's assessment highlights that the terrace ...
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