3418/24
The development will consist of: 1) The demolition of the existing structurally unsound two storey return and annexe to the rear elevation (south); 2) The construction of a new, two-storey extension to the rear elevation (south) of the existing building with flat green roof and parapet: The west elevation to the proposed extension is reduced to a single storey where it addresses the shared boundary wall between number 77 & 76 Brighton Square. 3) The provision at ground level of 1no.window to existing and 1no window to proposed east facing gable elevation and the provision at first floor level of 1no. window to proposed extension, 4) The provision of 2no flat rooflights to roof of single storey portion of extension and the provision of 1no flat rooflight to two storey portion of extension. 5) All associated external drainage and site works.
Core Planning Reasoning
The Inspector recommended a grant of permission subject to conditions, concluding that the proposed extension would not injure residential amenities or the character of the conservation area, provided the width of the upper level is reduced to match the original return to mitigate overshadowing and overbearing impacts on the adjoining property.
Decision Maker's Conclusion
- The proposed extension, as originally designed, remains excessive in width at the first-floor level and would unduly impact the adjoining property (No. 76) through overshadowing and a 'hemmed-in' effect.
- A reduction in the width of the upper level of the extension to match the profile of the original return, combined with the use of light-colored brick, is necessary to protect the residential amenities of the neighbor.
- Subject to these modifications via condition, the development complies with the residential conservation zoning objective for the area and represents proper planning and sustainable development.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of a structurally unsound two-storey rear return and its replacement with a new extension at 77 Brighton Square, Terenure, a mid-19th-century house within a residential conservation area. A third-party appeal was lodged by the resident of No. 76, primarily concerned with the loss of light to their patio and rooms, overshadowing, and the scale of the new structure. The Inspector noted that while the applicant had reduced the height in response to a request for...PDF Document Missing
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View the appeal at An Bord Pleanála