2442859

Permission is sought for development consisting of the conversion of the second floor attic to include 1 no. dormer window to the side with a projecting roof to the rear and 1 no. roof light to the back of the existing two-storey semi-detached dwelling house, together with all ancillary works.

Refused

Core Refusal Reason

The Inspector recommended granting permission, concluding that the proposed dormers represent a modest and sensitive intervention that, subject to conditions regarding finishes and obscure glazing, would not detract from the visual character of the streetscape or the residential amenities of adjoining properties.

Decision Maker's Conclusion

  • The side-facing triangular dormer is a modest design that remains below the existing ridge level and set back from the eaves, preserving the overall hipped roof profile.
  • Residential amenity concerns regarding privacy and overlooking are effectively mitigated by a condition requiring frosted or etched glazing on the side elevation window.
  • The development is considered consistent with the Cork City Development Plan 2022-2028, provided the external finishes are modified to harmonize with the existing dwelling rather than using the proposed zinc cladding.

Cited Policies (CDP)

Section 11.142Section 11.143ZO 01 Sustainable Residential Neighbourhoods

Decision Document Summary

This appeal relates to a refusal by Cork City Council for an attic conversion at 44 Ardfallen Estate, which included a side-facing triangular dormer and a rear dormer. The Planning Authority originally refused the application on grounds of negative visual impact and undesirable precedent. The Inspector, however, found the proposal to be a relatively modest intervention to a standard semi-detached dwelling. Key to this assessment was the fact that the side dormer is primarily intended for stairwe...
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