Core Planning Reasoning
The proposed development was recommended for refusal as it would be bulky and visually obtrusive from the back gardens of neighboring Protected Structures, would cause unacceptable overlooking of private open spaces, and would fail to protect the character of the Foxrock Architectural Conservation Area.
Decision Maker's Conclusion
- The proposed house would be bulky and visually obtrusive when viewed from the back gardens of the neighboring Protected Structures on Torquay Road, specifically Glenshee.
- The design introduces an unacceptable level of overlooking into the private open space of adjacent properties at Glenshee and Ardenza, resulting in a permanent loss of privacy.
- The development would compete with the views and character of the Foxrock Architectural Conservation Area rather than remaining subservient to it, failing to accord with proper planning and sustainable development.
Cited Policies (CDP)
Section 11.4.3.3 Policy Objective HER21 (Nineteenth and Twentieth Century Buildings)Section 12.3.9 (Demolition and Replacement Dwellings)Policy Objective PHP19 (Existing Housing Stock – Adaptation)Policy Objective HER8 (Work to Protected Structures)Section 12.3.7.1 (Extensions to Dwellings)Section 11.4.2.1 Policy Objective HER13 (Architectural Conservation Areas)Policy Objective CA6 (Retrofit and Reuse)Policy Objective PHP20 (Protection of Existing Residential Amenity)Policy Objective PHP35 (Quality Design)
Decision Document Summary
The proposal involves the refurbishment and significant extension of 'Curraheen', an existing 212.7 sq m bungalow, into a two-storey dormer dwelling of 392 sq m. The site is a 'p-shaped' backland plot off Golf Lane, Foxrock, which was formerly part of the rear garden of 'Glenshee', a Protected Structure. While the Planning Authority granted permission subject to conditions requiring design revisions, the Inspector found the project's scale and orientation to be fundamentally problematic. Key arg...SOURCE PDFOpen Original
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