3053/24
PROTECTED STRUCTURE (RPS. 8837): the development will consist of the demolition and removal of a single storey concrete block garage to the side of house and the construction of single-storey extension in its place. The proposed work will require localised and partial demolition of a wall, window and discussed chimneybreast at ground floor level to form a connection between the proposed extension and the existing house and associated foundation works at the same corner. The proposed extension will consist of a new utility area, a ground floor WC, a kitchen and dining area. It includes roof lantern to provide daylight. The proposed work to the existing house includes new breathable internal wall insulation, new insulation beneath existing suspended timber floors, restoration and repairs to existing timber windows including replacement of existing glass with double glazing, repair of settlement cracks and defects to rendered external wall and brickwork including re-pointing of brickwork, painting, decorating and repairs to any damaged or altered internal plaster details, minor local repairs to roof flashings, tiles and rainwater goods, installation of solar panels to rear roof, new foul and surface water drainage, removal of concrete surfaces to front and rear of house and replacement with free draining permeable paving, repairs to cast iron fence and front gate and sundry other minor works.
Core Planning Reasoning
The Inspector recommended granting permission and amending the Planning Authority's conditions because the proposed internal removal of a ground-floor chimney breast and the extension's alignment with the existing building line do not significantly impact the architectural integrity or character of the Protected Structure, providing a balance between conservation and modern residential needs.
Decision Maker's Conclusion
- The removal of the ground-floor chimney breast is considered a minor internal alteration that does not compromise the overall legibility of the floor plan or the special interest of the Protected Structure, particularly as the upper floor and external chimney stacks are retained.
- A 500mm setback for the extension is not deemed necessary to maintain the subservience of the new structure, given the modest height increase and the site's specific context compared to the neighboring property.
- The proposed development, subject to the omission of condition 4(a) and the amendment of condition 4(b), complies with the policies of the Dublin City Development Plan and national guidelines on architectural heritage protection.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of an existing single-storey garage and the construction of a new 27.4 sq.m. single-storey side extension at 36 Ellesmere Avenue, a semi-detached Arts and Crafts style house designated as a Protected Structure. The appeal focused on Condition 4, which required the retention of a ground-floor chimney breast and a 500mm front building line setback. The Inspector found that the chimney breast lacked distinctive features and had already been altered by previous o...PDF Document Missing
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