4190/24

The development consists of amendments to the previously approved planning permission, Reg Ref No.3074/24. The proposed amendments will consist of an additional attic floor level (15sqm) to the rear with partial pitch and flat roof over with additional roof light and all associated works.

Granted

Core Planning Reasoning

The Inspector recommended a grant of permission because the revised design of the attic extension, featuring a set back from the ridge and a matching roof pitch, is visually harmonious with the existing terrace and does not adversely impact the residential amenities of neighboring properties or the character of the Z2 conservation area.

Decision Maker's Conclusion

  • The revised proposal, which incorporates a 1-metre set back from the existing ridge and a roof slope matching the existing angle, successfully addresses previous refusal reasons by appearing subservient rather than incongruous.
  • The development is consistent with the established pattern of development in the area, specifically citing precedents at No. 7 and No. 9 Saint Brendan's Cottages, and complies with Policy Objective BHA9 regarding the protection of conservation areas.
  • The Inspector found no significant negative impact on the residential amenities of adjoining properties, noting that the separation distances and lack of rear-facing windows protect the privacy and daylight of neighbors on Irishtown Road and Saint Brendan’s Cottages.

Cited Policies (CDP)

Zoning Objective Z2Policy QHSN6 (Urban Consolidation)Policy BHA9 (Conservation Areas)Section 14.7.2Appendix 18 Section 1.2 (Extensions to Rear)Appendix 18 Section 1.6 (Overshadowing)Appendix 18 Section 4.0 (Alterations at Roof Level)Appendix 18 Section 5.0 (Attic Conversions)Appendix 18 Section 5.1 (Additional Floors)Appendix 28

Decision Document Summary

This report assesses a third-party appeal against Dublin City Council's decision to grant permission for a 15sqm attic extension at 3 Saint Brendan's Cottages, Dublin 4. The site is a two-storey end-of-terrace dwelling located within a Z2 'Residential Conservation Area'. This application follows a previous split decision (Reg. Ref. 3074/24) where a box-like attic extension was refused. The Inspector highlights that the current proposal re-designs the roof to better integrate with the existing te...
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