Core Planning Reasoning
The development was recommended for grant (omitting a restrictive condition) because the proposed rear dormer is not visible from the public realm and, due to a 40-meter separation distance from neighboring properties, does not negatively impact residential amenity through overlooking or visual dominance.
Decision Maker's Conclusion
- The 40-meter separation distance between the proposed dormer and the nearest dwelling to the rear ensures that no adverse impact on residential amenity via overlooking will occur.
- As the dormer is located on the rear roof slope, it is shielded from the public realm and therefore has no negative impact on the visual amenity or character of the streetscape.
- The Planning Authority's condition to restrict the dormer width to 3m is unjustified in this specific context and should be omitted, though the requirement for opaque glazing on the gable window is retained.
Cited Policies (CDP)
Objective RSSection 14.10.2.5 Roof Alterations including Attic Conversions and Dormer Extensions
Decision Document Summary
This report pertains to a first-party appeal against Condition No. 2 of a planning grant for a residential extension at 159 Littlepace Woods, Clonee. The proposed development involves converting a hipped roof into a gable-end roof and installing a dormer window on the rear roof slope to accommodate additional attic rooms. Fingal County Council granted permission but imposed a condition limiting the dormer's width to 3 meters for 'visual amenity' reasons. The Inspector's assessment found that the...SOURCE PDFOpen Original
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