Core Planning Reasoning
Grant of Permission: The proposed development is considered consistent with the 'RS' and 'HA' zoning objectives of the Fingal Development Plan 2023-2029, as it would not seriously injure the residential or visual amenities of the area, would not be detrimental to the character of the Howth Special Amenity Area (SAAO), and represents a sustainable replacement for a structurally deficient dwelling.
Decision Maker's Conclusion
- The principle of demolition and replacement is acceptable given the documented poor structural condition, low energy efficiency (BER D1), and the fact that the existing dwelling is neither a Protected Structure nor within an ACA.
- The proposed contemporary design, following modifications to omit the upper floor level and reduce the terrace scale, is appropriately integrated into the steep topography and will be screened by existing mature tree cover from protected views along Carrickbrack Road and the Howth Cliff Walk.
- The development does not constitute a material contravention of the Howth SAAO density or size limits, as the core of the dwelling is located on 'Residential Area' zoned land rather than the more restrictive 'Other Areas' designation.
Cited Policies (CDP)
Policy GINHP28 (Protection of High Amenity Areas)Objective GINHO67 (Development and High Amenity Areas)Policy GINHP27 (Howth and Liffey Valley Amenity Orders)Policy CSP23 (Howth SAAO)Objective SPQHO39 (New Infill Development)Objective SPQHO43 (Contemporary and Innovative Design Solutions)Objective SPQHO44 (Retention, Retrofitting and Retention of Existing Dwellings)Objective DMSO166 (Site Assessment)Objective DMSO256 (Retrofitting and Re-Use of Existing Buildings)Objective GINHO56 (Visual Impact Assessments)Objective GINHO59 (Development and Sensitive Areas)Policy GINHP26 (Preservation of Views and Prospects)Objective GINHO60 (Protection of Views and Prospects)Objective GINHO61 (Landscape/Visual Assessment)Section 12.4 (Replacement Dwellings – Rural)Section 14.21.1 (Re-use of existing Buildings)Section 14.19.1.2 (Existing Buildings/Structures)Section 9.6.15 (Views and Prospects)Objective DMSO200 (Wastewater)
Decision Document Summary
The application seeks permission for the demolition of 'The End', a modernist dwelling designed by Andrew Devane, and the construction of a large contemporary detached house (initially c. 1,073sq.m.) at Carrickbrack Road, Howth. The 1.077ha site is characterized by steep topography and is subject to 'RS' (Residential) and 'HA' (High Amenity) zoning, as well as the Howth SAAO. Fingal County Council granted permission subject to modifications, leading to a third-party appeal by Hillwatch. The appe...SOURCE PDFOpen Original
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