Core Planning Reasoning
The Inspector recommended the omission of Condition 3, concluding that the dormer as originally proposed is subordinate to the roof, sits below the ridge line, is not visible from the streetscape, and will have no undue adverse visual or residential amenity impacts.
Decision Maker's Conclusion
- The proposed rear dormer is considered a subordinate structure that complements the existing roof profile by remaining below the ridge line and being shielded from public street view.
- Condition 3 is deemed unnecessary and onerous as the original design's width (over 50% of the roof width) does not negatively impact the character of the area or the amenity of adjacent dwellings.
- The development complies with the Z1 zoning objective and current Development Plan guidelines, providing essential additional living space for a family dwelling without causing overlooking or overshadowing issues.
Cited Policies (CDP)
Z1 Sustainable Residential NeighbourhoodsDublin City Development Plan 2022-2028Appendix 18, section 5.0Table 18.1 Dormer Window GuidanceSection 16.2.2.3Appendix 17.11
Decision Document Summary
This report assesses a first-party appeal against Condition 3 of Dublin City Council's decision to grant permission for a flat roof rear dormer at 140 Tonlegee Road. The condition sought to restrict the dormer's external width to 2.95m and mandate centering on the roof plane. The site is a semi-detached house in a mature residential suburb. The Inspector argues that since the rear roof slope is not visible from the streetscape and the structure sits below the primary ridgeline, the Planning Auth...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála