Core Planning Reasoning
Refusal is recommended due to the absence of a comprehensive visual impact assessment (VIA) for a development located in the highly sensitive Howth Special Amenity Area Order (SAAO), and a failure to resolve an outstanding planning enforcement issue (ENF/18-09B) on adjacent lands in the applicant's ownership.
Decision Maker's Conclusion
- The lack of a comprehensive Visual Impact Assessment (VIA) makes it impossible to confirm that the extension will not negatively impact the highly sensitive coastal landscape and views from the Cliff Path.
- The proposed extension and garden level reduction protrude significantly further south than the current dwelling, potentially contravening Objective SPQH045 regarding sensitive design.
- The subdivision of the site area is viewed as an attempt to separate the proposal from lands containing an unauthorized structure subject to active enforcement proceedings, which is prejudicial to proper planning.
Cited Policies (CDP)
Section 14.10.2Policy SPQH41Objective SPQH045RS - Residential ZoningHA - High Amenity ZoningHowth Special Amenity Area Order (SAAO) Map A and B
Decision Document Summary
The applicant sought permission for a basement-level pool house extension and related terrace works at 'Cliff Haven' (formerly Carnalea) on Thormanby Road, Howth. The site is uniquely sensitive, situated within the Howth Special Amenity Area Order (SAAO) and characterized by a split zoning between 'Residential' and 'High Amenity'. Although Fingal County Council initially granted permission, the Inspector's assessment prioritized the concerns of third-party appellant 'Hillwatch'. The Inspector ar...SOURCE PDFOpen Original
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