3665/24
For the removal of the existing rear single storey ground floor and existing first floor toilet and its replacement with a new extension at ground floor [22.51sq.m.] and a single bedroom and toilet at first floor level [10.32sq.m]. The construction of a new 'velux' rooflight and new porch doors at front elevation, internal insulation and retrofitting together with all associated works.
Core Planning Reasoning
Grant permission with modified conditions. The inspector recommends amending Condition 2(a) to require a high-level window to prevent overlooking of the neighbor's garden and removing Condition 7(b) as the requirement for a separate drainage system was deemed unduly onerous for a minor extension.
Decision Maker's Conclusion
- The proposed south-facing first-floor window would cause excessive overlooking of the neighboring garden at No. 22, but should be amended to a high-level window (1.7m cill height) rather than obscured to maintain light and thermal gain.
- The requirement for a completely separate foul and surface water drainage system is unreasonable and technically difficult given the minor scale of the extension and the existing combined terrace drainage.
- The enlargement of the west-facing rear window is acceptable as it maintains a level of mutual overlooking that is established and standard in this urban context.
Cited Policies (CDP)
Decision Document Summary
The application relates to a proposed ground and first-floor extension to a mid-terrace house at 21 Foyle Road, Dublin 3. Dublin City Council granted permission subject to conditions, which the applicant appealed. The core issues concerned Condition 2, requiring the reduction and obscuring of a south-facing window, and Condition 7, requiring separate drainage systems. The Inspector concluded that the overlooking concerns regarding the south-facing window were valid but could be mitigated by a hi...PDF Document Missing
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View the appeal at An Bord Pleanála