Core Refusal Reason
The proposed development, by reason of its excessive mass, bulk, and scale, is unsympathetic to the vernacular character of the original cottage and would appear more akin to a replacement dwelling than a renovation, resulting in a significant overbearing impact on the adjoining property and the High Amenity zoning of the area.
Decision Maker's Conclusion
- The scale of the proposed works, including the significant raising of eaves and a large two-storey rear extension, erodes the historic vernacular character of the cottage, making the proposal contrary to policies protecting non-designated historic building stock.
- The design and positioning of the rear extension would create a significant overbearing effect and loss of outlook for the neighboring dwelling 'Le Verna', notwithstanding the letter of support from the neighbor.
- The development is not subordinate to the original structure and would have a negative visual impact on the 'High Amenity' landscape, failing to meet the criteria for sensitive rural extensions set out in the Development Plan.
Cited Policies (CDP)
Policy SPQHP41Objective SPQHO45Policy HCAP22Objective DMSO190Table 14.26Policy GINHP28Objective GINHO67Policy SPQHP48Objective SPQHO52Section 3.5.15.7Section 3.5.15.13Section 14.12.13
Decision Document Summary
The proposal seeks to renovate and significantly extend a derelict two-bedroom cottage (59sq.m) at Ballealy Lane, Lusk, into a five-bedroom dwelling (370sq.m). The site is located in a 'High Amenity' area within the Rogerstown Estuary Ecological Buffer Zone. The works include demolition of internal walls, raising the roof by 1.4m to create a dormer level, and adding a large storey-and-a-half rear extension. While the Planning Authority originally refused permission based on design and impact on ...SOURCE PDFOpen Original
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