Core Refusal Reason
The proposed development would result in an overly dominant, visually intrusive, and incongruous feature in a highly sensitive and scenic coastal landscape of exceptional value, setting an undesirable precedent and contravening specific landscape protection objectives of the Fingal Development Plan.
Decision Maker's Conclusion
- The addition of a fourth floor (penthouse) represents a significant alteration that would be overwhelming and visually dominant when viewed from the immediate vicinity and protected viewpoints along Kilrock and Balscadden roads.
- The site has reached its developmental capacity with the previously permitted three-storey scheme, and further height increases would interfere with the character of a 'Highly Sensitive Landscape' and the Howth SAAO buffer zone.
- While residential amenity standards and Appropriate Assessment criteria were met, the proposal remains fundamentally unacceptable due to its negative impact on the visual amenities and established character of the area.
Cited Policies (CDP)
Objective SPQHO42Policy CSP 22Policy CSP 23Objective GI 14Objective GI 15Objective GI 16Policy GINHP25Objective GINHO56Objective GINHO57Objective GINHO58Objective GINHO59
Decision Document Summary
This report concerns a first-party appeal against Fingal County Council's decision to refuse permission for modifications to a previously granted apartment development at Kilrock Road, Howth. The applicant proposed adding a fourth-storey penthouse and modifying the second floor to increase the total unit count from 8 to 9. The site is situated in a prominent coastal location characterized by exceptional landscape value and is subject to multiple protected views. The Inspector's primary argument ...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.