Core Refusal Reason
The Inspector recommends a grant of permission, overturning the Planning Authority's refusal, on the basis that the proposed amendments (a 35sqm first-floor extension balanced by a 0.7m overall height reduction) do not significantly impact residential or visual amenities and align with national policy favoring compact urban growth.
Decision Maker's Conclusion
- The addition of 35sqm at the first floor, when combined with a cumulative height reduction of 0.7m, does not result in an overbearing mass or cause significant loss of light to neighboring properties located 16m away.
- National Planning Framework (NPF) policy shifts since 2011 prioritize consolidated growth in urban areas, which warrants a more flexible approach to infill development than was applied in previous planning refusals for the site.
- The development is compatible with the character of the area and proper planning, provided the proposed covered terrace is omitted to ensure the structure does not appear incongruous on the streetscape.
Cited Policies (CDP)
Objective 'A'Section 12.3.7.1Section 12.3.7.5Section 12.3.7.7Policy Objective PHP19NPO 3 (b)NPO 11NPO 13NPO 35
Decision Document Summary
This report evaluates a first-party appeal regarding a refusal by Dun Laoghaire Rathdown County Council for amendments to a permitted dwelling (D18A/0480) at the rear of No. 3 & 4 Bloyke, Dalkey. The proposal seeks a 35sqm first-floor extension and a reduction in floor heights of 350mm per floor. The site is a constrained triangular plot at the junction of Harbour Road. The Planning Authority refused the application citing overdevelopment and visual obtrusiveness. However, the Inspector argues t...SOURCE PDFOpen Original
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