Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the alterations and the 196sqm basement void are minor in scale relative to the approved development and would not seriously injure the residential or visual amenities of the area or the heritage setting of the adjacent Architectural Conservation Area.
Decision Maker's Conclusion
- The increased height (110mm at ridge and 225mm at chimney) and additional floor area are considered minimal and acceptable in design terms without causing significant visual dominance.
- The 196sqm basement is centrally located under the dwelling and well-concealed, resulting in no measurable impact on the bulk of the house or the amenity of adjoining properties.
- Substantial separation distances (in excess of 28m to the south) and the existing site levels ensure that the alterations do not cause overlooking, loss of privacy, or overbearing impacts on neighboring residents.
Cited Policies (CDP)
PHP20: Protection of Existing Residential AmenityPHP25: Housing for AllPHP35: Healthy PlacemakingT19: Car Parking StandardsT23: Roads and StreetsHER28: The MetalsSection 12.3.3.1: Residential Size and MixSection 12.3.3.2: Residential DensitySection 12.3.7.7: InfillSection 12.3.8: Housing for AllSection 12.3.9: Demolition and Replacement DwellingsSection 12.4.5.1: Car Parking StandardsSection 12.4.6: Cycle ParkingSection 12.4.8: Vehicular Entrances and Hardstanding AreasSection 12.8.3.3 (i): Private Open Space for HousesSection 12.8.7.1: Separation DistancesSection 12.8.7.2: Boundaries
Decision Document Summary
The proposal seeks retention permission for alterations to a partially constructed three-storey dwelling at 'The Flags', Dalkey, which was previously approved under reg. ref. D20A/0300. The site is a prominent 0.25-hectare elevated plot adjoining 'The Metals' candidate Architectural Conservation Area. Key alterations include a 196sqm basement, internal layout changes, increased roof height, and floor area adjustments. Despite significant local opposition and two third-party appeals citing concer...SOURCE PDFOpen Original
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