Core Refusal Reason
The development is considered visually incongruous and contrary to Development Plan standards due to its excessive height and scale, which breaks the established uniform roof ridge line of the terrace.
Decision Maker's Conclusion
- The raised ridge line at no. 12 breaks the uniform roof profile and appearance of the terrace group (nos. 9-20), which otherwise lacks roof variations.
- The works fail to comply with Table 18.1 of the Development Plan, which specifically requires dormer extensions to sit below the ridgeline of the existing roof.
- Permitting the retention would set an undesirable precedent for similar developments that would adversely impact the visual amenities and character of the streetscape.
Cited Policies (CDP)
Zoning Objective Z1Dublin City Development Plan 2022-2028Appendix 18, Section 4.0 (Alterations at Roof Level/Attics/Dormers/Additional floors)Appendix 18, Section 5.0 (Attic Conversion/Dormer Windows)Table 18.1 (Dormer Window Guidance)
Decision Document Summary
The application seeks retention permission for a partial raised roof ridge and extended rear dormer at 12 Carrick Terrace, Rialto. The site is located within a mature residential terrace characterized by uniform two-storey red brick dwellings. While the Planning Authority had previously granted permission for a smaller attic conversion, the completed works exceeded the permitted height. The Inspector found that while the principle of development is acceptable under Z1 zoning, the 'as-built' work...SOURCE PDFOpen Original
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