Core Planning Reasoning
The Inspector recommended the amendment of Condition No. 2 to reduce the required set-down from the ridge line from 300mm to 100mm, concluding that a 100mm reduction sufficiently satisfies development plan guidance regarding visual dominance while preserving the internal functionality and headspace of the proposed attic room.
Decision Maker's Conclusion
- The proposed dormer structure would not be visible from the public road and would not cause undue overlooking due to the significant separation distance (over 25 metres) from houses to the rear.
- The original condition requiring a 300mm set-down would negatively impact the functionality of the room by restricting headspace, which is a material consideration for the desirability of the conversion.
- A 100mm reduction in the ridge height of the dormer is a sufficient compromise that aligns with the Fingal County Development Plan 2023-2029 policy to ensure extensions do not dominate the roof space while maintaining residential amenity.
Cited Policies (CDP)
Objective PM46Objective DMS41Paragraph 14.10.2.5 of Volume 1 (Fingal Development Plan 2023-2029)
Decision Document Summary
This report concerns a first-party appeal against Condition No. 2 of a planning grant by Fingal County Council for an attic conversion with a rear dormer at 7 Warren Green, Baldoyle. The Council originally conditioned that the dormer be set 300mm below the ridge line to protect visual amenity. The site is a conventional semi-detached suburban dwelling. The Inspector noted that the 2017-2023 Development Plan has been superseded by the 2023-2029 Plan, which requires dormers to be 'set down' but do...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.