Core Refusal Reason
The proposed demolition of the existing habitable building 'Somerville' is not adequately justified. The building possesses architectural merit and contributes to the unique streetscape of Thormanby Road; its removal conflicts with Fingal County Development Plan objectives that favor the retention and retrofitting of existing structurally sound housing stock.
Decision Maker's Conclusion
- The demolition of 'Somerville' is contrary to the Fingal County Development Plan 2023-2029 as the building is in a good state of repair, has significant architectural merit, and contributes to the character of the area.
- The applicant failed to provide a structural engineering report to justify demolition, which is a specific requirement of Objective DMSO256 regarding the reuse of existing buildings.
- While the revised designs submitted at the appeal stage addressed previous concerns regarding overdevelopment, visual dominance, and residential amenity, they did not resolve the fundamental policy conflict concerning the loss of the original built heritage.
Cited Policies (CDP)
Objective DMSO256Objective SPQHO44Policy HCAP22Policy HCAP23Section 14.19.1.2Section 14.21.1Objective DMSO31Objective DMSO32Policy CSP14Policy GINHP21Objective SPQHO35Objective SPQHO36Objective SPQHO42Objective GINHO60
Decision Document Summary
This Inspector's Report assesses an appeal by Winterbrook Homes (Somerville) Ltd. against Fingal County Council’s decision to refuse permission for 41 residential units (later reduced to 36 in an alternate design submitted at appeal) at Thormanby Road, Howth. The site is located in the buffer zone of the Howth Special Amenity Area Order (SAAO) and is currently occupied by 'Somerville', a two-story habitable dwelling dating from the late 19th century. The Planning Authority refused permission on ...SOURCE PDFOpen Original
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