Core Refusal Reason
The proposed new dwelling would exceed the density restriction of 5 units per hectare established by the Howth Special Amenity Area Order (SAAO) 1999 and the Fingal County Development Plan 2023-2029, resulting in a material contravention of Policy 3.1.1 of the SAAO.
Decision Maker's Conclusion
- The proposed alterations and attic conversion to the existing 'Dromintee' house are acceptable in scale and massing and would not negatively impact the residential amenity of the area.
- The revised design submitted with the appeal successfully addresses previous concerns regarding visual impact and harmony with the streetscape along Bailey Green Road.
- Despite the acceptable design, the new dwelling fundamentally breaches the statutory density cap of 5 units per hectare for this specific 'Residential area within the Special Amenity Area', necessitating a refusal for that element.
Cited Policies (CDP)
Policy 3.1.1 (SAAO)Policy 3.1.2 (SAAO)Policy 2.1.1 (SAAO)Objective 2.1 (SAAO)Objective SPQHO45Objective GINHO60Objective DMSO31Objective DMSO32Section 14.10.1Section 14.10.2.5National Policy Objective 35RPO 3.2RPO 3.3
Decision Document Summary
This Inspector's Report examines a first-party appeal against Fingal County Council's decision to refuse permission for alterations to an existing bungalow and the construction of a new 230sqm detached dwelling on a side garden site at Dromintee, Howth. The site is located within the Howth Special Amenity Area (SAAO), characterized by high landscape value and protected views. The Planning Authority refused the application due to non-compliance with density restrictions, excessive scale/massing, ...SOURCE PDFOpen Original
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