Core Planning Reasoning
The Inspector recommends a grant of permission, concluding that the proposed development is consistent with the Fingal Development Plan's 'RS' residential zoning objective and development standards. The Inspector determined that, subject to conditions restricting the scale of the dormer and the depth of the front extension, the project would not adversely impact the residential amenities of neighbors or the visual character of the area.
Decision Maker's Conclusion
- The principle of the extension and attic conversion is supported by the 'RS' zoning objective which aims to protect and improve residential amenity while allowing for house adaptability.
- Privacy and overlooking concerns are mitigated as the 22m back-to-back separation distance exceeds the 16m minimum required by national guidelines and existing windows already offer similar views.
- The visual impact is managed through conditions that reduce the dormer width to 3m, set it down from the ridge line, and limit the front extension depth to 1.8m to ensure subordinance to the original dwelling.
Cited Policies (CDP)
Fingal Development Plan 2023-2029Zoning Objective 'RS' (Sheet 9)Chapter 13 (Land use Zoning)Section 14.10 (Development Standards)Section 14.10.2 (Residential Extensions)Section 14.10.2.5 (Roof Alterations including Attic Conversions and Dormer Extensions)SPPR1 of the Sustainable Residential and Compact Settlement Guidelines (2024)
Decision Document Summary
The applicant seeks to add approximately 90 sqm of floor space to 21 Carrickhill Walk, Portmarnock, through ground and first-floor extensions and an attic conversion featuring a rear dormer. The site is a semi-detached house in a suburban cul-de-sac. A third-party appeal from the residents of No. 19 contested the dormer on the grounds of loss of privacy and negative streetscape impact. The Inspector's assessment found that the existing separation distance between the opposing rear building lines...SOURCE PDFOpen Original
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