Core Planning Reasoning
The Inspector recommended a grant of permission because the development is consistent with the 'A' zoning objective, respects the character of the Killiney Architectural Conservation Area, and protects the setting of the adjacent protected structure while maintaining residential amenity through appropriate scale and screening.
Decision Maker's Conclusion
- The existing mews dwelling, while habitable, is of low architectural merit due to extensive modifications and provides substandard residential amenity, justifying its demolition and replacement under Policy CA6.
- The proposed two-storey T-shaped dwelling is designed to be submissive to the primary protected structure on-site, with a scale and massing that will not negatively impact the visual character of the Killiney ACA.
- Residential amenity concerns regarding overlooking are mitigated by the 27m separation distance to neighboring properties and the retention of mature evergreen screening along the site boundaries.
Cited Policies (CDP)
Zoning Objective ASpecific Local Objective 130Policy Objective HER8Policy Objective HER9Policy Objective HER13Policy Objective CA6Policy Objective PHP19Section 4.3.1.2Section 12.3.9
Decision Document Summary
The proposal involves the demolition of an existing 127sqm mews dwelling known as Seacroft Mews and the construction of a new 212sqm two-storey dormer dwelling. The 0.1ha site is located within the curtilage of a protected structure (Seacroft) and the Killiney Architectural Conservation Area (ACA). A third-party appeal raised issues concerning the loss of existing housing stock, the scale of the new building, and potential overlooking. The Inspector found that the existing dwelling had been sign...SOURCE PDFOpen Original
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