Core Planning Reasoning
The proposed development, by reason of its height, scale, massing, and bulk, constitutes overdevelopment of the site and would seriously injure the amenities of the area and property in the vicinity, particularly within the sensitive context of the Howth SAAO buffer zone.
Decision Maker's Conclusion
- The scale of the proposed 268sqm house on a restricted 0.05ha site results in overdevelopment that negatively impacts the residential amenity of neighboring properties, specifically 'Carna' and 'Gerona'.
- The height and massing of the building, specifically the 19-metre long west-facing elevation, would be overbearing and cause unacceptable overlooking of adjacent private gardens.
- The development fails to respect the objectives of the Howth SAAO buffer zone, as it would exacerbate the visual impact of hard building edges adjacent to the Special Amenity Area.
Cited Policies (CDP)
Fingal Development Plan 2023-2029Zoning RS - ResidentialHowth Special Amenity Area Order (SAAO) Buffer ZoneObjective 1.3 of the SAAO Order
Decision Document Summary
The applicant proposed the demolition of an existing single-storey wooden dwelling and the construction of a substantial 268sqm, 5-bedroom, 2-storey house on a 0.05ha site to the rear of 'Carna', Thormanby Road, Howth. The site is zoned for residential use but is located within the Howth Special Amenity Area Order (SAAO) Buffer Zone. Although Fingal County Council granted permission, the decision was appealed by neighboring residents. The Inspector noted that while the principle of residential d...SOURCE PDFOpen Original
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