Core Refusal Reason
The Planning Authority initially refused the development for being incongruous with the area's character due to excessive scale and bulk; however, the Inspector recommends granting permission on the basis that the design is consistent with existing precedents and does not negatively impact visual or residential amenities.
Decision Maker's Conclusion
- The proposed Dutch hip roof and rear dormer are consistent with established planning precedents in the Mulberry estate, where several properties have successfully modified their roof profiles.
- Although the dormer is not set down from the ridge line as per a strict interpretation of Section 14.10.2.5, the Inspector determined this is necessary to maintain habitable head height and that the scale remains acceptable without dominating the roof space.
- The development will not result in undue overlooking of adjacent properties or cause a depreciation in property value, as it maintains adequate separation distances and utilizes high-quality finishes.
Cited Policies (CDP)
Section 14.10.2.5Policy SPQHP41Objective SPQHO45Land Use Zoning RS
Decision Document Summary
The application at 12 Mulberry Crescent, Castleknock, sought permission for a rear dormer extension, attic conversion for storage, and the modification of a hipped roof to a 'half-hipped' or 'Dutch hip' design. Fingal County Council refused permission on the grounds that the works would deviate significantly from the surrounding roof profiles and materially contravene the Fingal Development Plan 2023-2029 regarding scale and bulk. On appeal, the Inspector noted that the character of the Mulberry...SOURCE PDFOpen Original
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