Core Planning Reasoning
The proposed development, due to its prominent position and scale, would result in a significant negative cumulative visual impact with permitted development, interfering with protected views and prospects within the Howth Special Amenity Area Order (SAAO) contrary to Objective GINHO60 of the Fingal County Development Plan 2023-2029.
Decision Maker's Conclusion
- The cumulative visual impact of the proposed dwelling and the adjacent permitted Glenlion House would read as a significant structural intervention in the undeveloped landscape, failing to be inconspicuous as required by the SAAO.
- While the principle of a replacement dwelling is established, the proposed scale and massing do not adequately respond to the site's sensitive topography or its relationship to the main house on the site.
- The development would negatively impact protected views from the public Cliff Path and across Doldrum Bay, thereby failing to preserve the character of the High Amenity area.
Cited Policies (CDP)
Objective RSObjective SPQHO39Objective SPQHO88Objective GINHO60Objective GINHO61Section 9.6.16Policy GINHP27Policy GINHP28Objective GINHO67Objective GINHO73Section 14.12.4
Decision Document Summary
The proposal involves the demolition of the 47 sq. m single-storey 'Glenlion Chalet' and its replacement with a 310 sq. m two-storey contemporary dwelling on a 0.44ha site on the Lion's Head peninsula in Howth. The site is highly sensitive, located within the Howth SAAO and directly adjoining the Howth Head SAC. Fingal County Council had granted permission, but this was appealed by third parties. The Inspector noted that while the principle of two dwellings on the site was established via planni...SOURCE PDFOpen Original
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