WEB1661/23
Planning Permission is sought for a dormer attic conversion and realignment of main roof structure to replace hipped design with new gable design all to incorporate an ensuite bedroom with store and access staircase to house no. 1 The Orchard, Cherryfield Ave Upper, Ranelagh, Dublin 6, D06 C4A0. Also, proposed 2no. rooflights to be located on front elevation, proposed 1no. rooflight and 1no. window on the rear elevation and proposed 1 no. window to gable elevation. With connection to existing onsite services, and all associated site works.
Core Planning Reasoning
The Inspector recommends a partial grant of the appeal under Section 139, suggesting the modification of Condition 3. The primary reason is that while a reduction in the dormer's width is necessary to protect visual amenity in an estate with no existing dormer precedents, the requirement to set the structure 250mm below the ridgeline would result in a sub-standard internal ceiling height that fails to meet Building Regulations.
Decision Maker's Conclusion
- The proposed dormer structure is considered a new departure within the specific scheme of The Orchard, and therefore a reduction in size is warranted to minimize visual impact.
- The 3-metre width restriction is appropriate to maintain harmony with the existing terrace and protect the character of the streetscape.
- The condition requiring the dormer to be set down 250mm from the ridgeline should be omitted, as it would lead to a non-compliant ceiling height of 2.23m, falling below the 2.4m required by Building Regulations.
Cited Policies (CDP)
Decision Document Summary
The application relates to a proposed dormer attic conversion at 1 The Orchard, Ranelagh, Dublin 6, which is a two-storey end-of-terrace red-brick dwelling. Dublin City Council granted permission but attached Condition 3, which significantly restricted the width and height of the dormer. The applicant appealed this condition on the grounds that it made the internal space unviable and non-compliant with Building Regulations and Quality Housing for Sustainable Communities standards. The Inspector ...PDF Document Missing
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