Core Refusal Reason
The development represents an overdevelopment and intensification of use in a transitional zone, resulting in significant detrimental impacts on residential amenities due to noise, nuisance, and a lack of adequate on-site car parking provision.
Decision Maker's Conclusion
- The intensification of the site through outdoor seating and servery structures causes unacceptable noise and disturbance to nearby residential properties, which the proposed mitigation measures fail to adequately address.
- The structures are visually prominent and represent a degree of overdevelopment that is inconsistent with the character of the main building and the sensitive landscape within the Howth SAAO Buffer Zone.
- The loss of existing car parking spaces combined with the increased demand from the new facilities creates a parking deficit that would lead to traffic congestion and pedestrian-vehicle conflict on surrounding roads.
Cited Policies (CDP)
Fingal Development Plan 2023-2029Objective DMSO96Objective ZO2Policy CMP1Policy CSP22Policy CSP23Objective DMSO12Objective DMSO119Objective IUO62Section 13.2Table 14.19Table 9.3
Decision Document Summary
This report concerns an appeal for retention permission at The Summit Inn, Howth, for the partial change of use of a car park to an outdoor seating area, including a 16sqm 'Tramline' kitchen/servery and an 8sqm 'BBQ Shack' at the front. The site is zoned 'Local Centre' (LC) but sits in a transitional area immediately adjacent to residential zones and within the Howth Special Amenity Area Order (SAAO) Buffer Zone. The Inspector acknowledged that while public house and takeaway uses are permissibl...SOURCE PDFOpen Original
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