Core Refusal Reason
The proposal was refused due to excessive excavation of the cliff face, a non-subordinate design that breaches the existing eaves level, and a deficient Natura Impact Statement (NIS) that failed to rule out adverse impacts on protected European Sites and local ecology.
Decision Maker's Conclusion
- The proposed excavation into the cliff face and the scale of the western extension are contrary to the Howth SAAO Design Guidelines, failing to remain subordinate to the existing structure and reconfiguring the landform unacceptably.
- The architectural design, specifically the parapet depths and ridge heights breaching the eaves of the main dwelling, creates an unacceptable level of dominance and lacks the required simplistic approach for the sensitive location.
- The submitted Natura Impact Statement is scientifically deficient and ambiguous, failing to clarify water discharge points or adequately assess potential impacts on the Kittiwake population and nearby European Sites (SPA/SAC).
Cited Policies (CDP)
Policy 3.4.2 of the Howth SAAOMap B of the Howth SAAOFingal County Development Plan 2023-2029Section 10(2)(c) of the Planning and Development Act 2000
Decision Document Summary
Darragh Cooke and Nina Salvetta sought planning permission for extensions to Grattan Lodge, a property located in a highly sensitive ecological and topographical area on Balscadden Road, Howth. The site is constrained by its proximity to the Howth Head Coast SPA, SAC, and NHA, as well as the Howth SAAO. The application was refused because the proposed works involved excessive cliff excavation and a design that was not subordinate to the original dwelling. Furthermore, the Planning Authority dete...SOURCE PDFOpen Original
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