Core Planning Reasoning
The Inspector recommends granting permission by omitting and amending restrictive conditions, finding that the 400mm ridge height increase is visually imperceptible, consistent with local precedents, and necessary to ensure the attic space meets building regulations for human habitation.
Decision Maker's Conclusion
- The proposed 400mm increase in ridge height is considered relatively imperceptible and will not impact adversely on the overall streetscape, noting similar precedents at Nos. 13 and 20 Saint Anne's Terrace.
- Maintaining the existing ridge height would result in an internal ceiling height of less than 2000mm, which would likely fail to comply with building regulations for human habitation and negate the purpose of the project.
- The Planning Authority's requirements to reduce the dormer width to 3.5m and limit windows are unreasonable as they would eliminate the functional use of the proposed bathroom and are not necessitated by visual amenity concerns.
Cited Policies (CDP)
Dublin City Development Plan 2022-2028Z1 zoning objectiveVolume 2 Appendix 18 (Ancillary Residential Accommodation)Section 4.0 (Alterations at Roof Level/ Attics/ Dormers)Section 5.0 (Attic Conversions / Dormer Windows)Table 18.1 (Dormer Window Guidance)
Decision Document Summary
The proposal involves the conversion of an existing attic into habitable space at an end-of-terrace dwelling in Raheny, Dublin 5. Key works include raising the roof ridge by approximately 400mm and installing a 5.6m wide rear dormer box. Dublin City Council initially granted permission but attached Condition 4, which restricted the ridge height to the original level and reduced the dormer width. The applicant appealed these specific restrictions under Section 139 of the Planning and Development ...SOURCE PDFOpen Original
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