Core Planning Reasoning
The proposed second-floor extension would result in significant overbearing impacts and unacceptable overlooking of the habitable rooms and private amenity space of the adjoining property to the west (No. 2 Willmount Cottages), failing to meet the separation distance requirements of the Development Plan and national guidelines.
Decision Maker's Conclusion
- The proposed living room window on the west elevation would cause direct overlooking into the habitable rooms and private amenity space of No. 2 Willmount Cottages, as it fails to achieve the 16-metre separation distance required by SPPR 1 of the Compact Settlements Guidelines.
- The proximity and height of the second-floor extension would create a visually obtrusive and overbearing impact when viewed from the lower-lying neighboring property and its terrace to the west.
- While the proposal would not negatively impact the Killiney Architectural Conservation Area or cause significant overshadowing, its failure to protect the residential amenities of the immediate neighbor renders it contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
Zoning Objective 'A'Section 12.3.7.1Section 12.3.7.1 (Extensions to Dwellings)Dún Laoghaire Rathdown County Development Plan 2022-2028
Decision Document Summary
The application seeks permission for a single-storey rear extension and a new second-floor level over an existing split-level contemporary dwelling at Talbot House, Killiney. The site is located in a narrow cul-de-sac within the Killiney Architectural Conservation Area (ACA). While the Planning Authority granted permission, the Inspector recommended refusal following a third-party appeal. The Inspector's primary concern was the impact on No. 2 Willmount Cottages to the west; she noted that the s...SOURCE PDFOpen Original
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