WEB1777/24

1. Removal of the existing lean-to roof of the existing single storey rear extension. 2. Removal of the existing rear chimney stack. 3. Construction of a single storey flat roof rear extension to consist of a kitchen/dining & lounge. 4. Proposed attic conversion with a rear facing flat roof dormer to consist of a home office & WC. 5. Proposed single storey flat roof garden room in the rear garden to consist of a den & store. 6. Proposed widening of the existing vehicular access exiting onto Howth Road, Raheny, Dublin 5. 7. General remodel & upgrade of the existing dwelling at the ground floor & first floor to suit the proposed layouts. 8. All drainage, structural & associated site works to be implemented.

Granted

Core Planning Reasoning

The Inspector recommended a grant of permission because the proposed development represents a reasonable improvement of onsite accommodation, is consistent with the 'Z1' residential zoning objective, and would not have a significant adverse impact on the residential or visual amenities of the area or adjacent properties.

Decision Maker's Conclusion

  • The physical relationship and differences in height and depth between the proposed extension and the neighbor's property are marginal and will not result in significant overlooking, overshadowing, or overbearing impacts.
  • The use of contemporary materials, such as brick cladding and zinc metal finishes, is considered an appropriate design response that provides a clear visual distinction from the original dwelling house.
  • The proposed garden room and the widening of the vehicular access (restricted to 3m by condition) are acceptable in principle and comply with the standards set out in the Development Plan.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Zoning Objective Z1Chapter 15, Section 15.11Appendix 18 (Ancillary Residential Accommodation)Appendix 18, Section 1.1 (General Design Principles)Appendix 18, Section 1.2 (Rear Extensions)Appendix 18, Section 1.4 (Privacy)Appendix 18, Section 1.6 (Daylight)Appendix 18, Section 5 (Attic Conversions / Dormer Windows)Table 18.1 (Dormer Window Guidance)Appendix 5 (Transport and Mobility: Technical Requirements)Appendix 5, Section 4.3.1 (Dimensions & Surfacing)

Decision Document Summary

The proposal at 449 Howth Road, Raheny, involves the construction of a single-storey rear extension, an attic conversion with a rear dormer, a garden room, and the widening of a vehicular entrance. The subject site is a pre-war semi-detached house in a 'Z1' zoned area. A third-party appeal was lodged by the resident of No. 451 Howth Road, citing concerns regarding the bulk, scale, and height of the rear extension, as well as the use of non-traditional materials (brick and zinc). The Inspector's ...
SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.

PDF Document Missing

The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.

Search for case on ABP