3337/23

PERMISSION for the following works: Convert existing attic to one bedroom apartment with balcony and smoke vent in roof facing Clontarf Road, form new access stairs at rear with new flat roof over second floor level, remove existing first floor mansard structure at rear to facilitate new access stairs with new rendered facade, and carry out changes to internal first floor and ground floor layouts to area at light well and rear to office areas and to create accessible wc at rear ground floor.

Refused

Core Refusal Reason

The proposed third-storey extension is visually incongruous in terms of design, height, and scale, negatively impacting the uniform roofscape of the terrace and the visual amenities of the area, thus contravening Dublin City Development Plan urban design policies.

Decision Maker's Conclusion

  • The proposed 3rd-storey element would be highly visible and prominent above the existing pitched roof ridge line, failing to strike an appropriate balance in terms of design and visual impact in a prominent coastal location.
  • The development fails to incorporate exemplar standards of architecture and does not respect the scale, form, or context of the existing 2-storey terrace.
  • The proposal is contrary to specific urban design and architectural quality policies (SC5 and SC19) of the 2022-2028 Development Plan and would set an undesirable precedent.

Cited Policies (CDP)

Zoning Z3Policy QHSN6 Urban ConsolidationPolicy QHSN7 Upper FloorsSection 15.13.6 Living Over the ShopPolicy CCUV18 Residential DevelopmentSection 15.3.5 Living Over the ShopPolicy SC5 Urban Design and Architectural PrinciplesPolicy SC19 High Quality ArchitectureSection 15.4.2 Architectural Design QualitySection 15.5.3 Alterations, Extensions and Retrofitting of Existing Non-Domestic BuildingsSection 15.9.18 Overlooking and Overbearance

Decision Document Summary

This report concerns a First Party appeal against Dublin City Council’s decision to refuse permission for a one-bedroom apartment via an attic conversion and new third-storey extension at 326 Clontarf Road. The site is a mid-terrace building in mixed-commercial use within a 'Z3' zoned neighborhood centre. While the Dublin City Development Plan 2022-2028 supports residential consolidation and 'Living Over the Shop' initiatives, the Inspector argued that these objectives must be balanced against h...
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