3435/23
PERMISSION & RETENTION: The development will consist of the retention of existing playroom, previously a garage at ground floor with the construction of a proposed new single storey flat roof extension to the front elevation to extend the existing playroom and new porch with two new roof lights, a new extension at first floor level over playroom consisting of a bedroom and ensuite with interior alterations to bedroom 1 & 2 to accommodate a new walk in wardrobe and new stairs to attic, a new attic conversion of existing attic to store room and home office with toilet along with a new dormer roof to the rear. The main roof will be changed from a hipped roof to a gable end roof with two new roof lights to the front elevation along with and to include all ancillary site development works and services.
Core Planning Reasoning
The Inspector recommended the removal of parts (a), (b), and (c) of Condition 4 because the proposed gable roof, wide rear dormer, and front rooflights are consistent with the existing architectural character and precedents in Hollybrook Grove and do not negatively impact visual amenity.
Decision Maker's Conclusion
- The proposed gable-ended roof and ridge height match existing variations in the streetscape and are necessary to provide adequate internal accommodation without harming visual consistency.
- The reduction of the rear dormer width from 7.435m to 1.5m as required by the Planning Authority is unwarranted, as the dormer's visual impact is mitigated by adjacent structures and undeveloped land to the rear.
- The proposed front rooflights are supported by local precedents and do not dominate the roof slope, thus they should be permitted as they enhance light and ventilation for non-habitable attic spaces.
Cited Policies (CDP)
Decision Document Summary
This report concerns a first-party appeal against conditions attached to a grant of permission for a development at 17 Hollybrook Grove, Clontarf. The project includes the retention of a ground-floor playroom and permission for a first-floor extension, an attic conversion with a large rear dormer, and a change of the roof profile from hipped to gable-ended. Dublin City Council's Condition 4 sought to significantly scale back these elements, citing concerns over visual consistency and the 'terrac...PDF Document Missing
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