4706/22
PROTECTED STRUCTURE: The development will consist of alterations to previously approved Grant of Permission (Reg. Ref. 3415/22). THE WORKS PREVIOUSLY APPROVED UNDER REG. REF. 3415/22 WERE AS FOLLOWS: 1. Demolition of existing modern single storey extensions to side and rear; 2. Construction of new single storey extensions to the side and rear with rooflights; 3. Retention of existing single storey extension to rear and permission for new rendered finish, new cappings and removal of chimney to same; 4. Rebuilding of single storey shed / boiler house to side; 5. Replacement and enlargement of dormer window to front main roof; 6. Conservation works to the exterior including rebuilding / repairs to brick wall to front / side; brick repointing 1 moisture treatment to gable; reinstatement of canopy hipped roof, timber columns and arches to front elevation; 7. Replacement of 5no. rear windows (non-original) at first / second floors; 8. Replacement of existing front vehicular gate piers onto Templemore Avenue; 9. All associated site, landscaping and drainage works. THE REVISIONS NOW PROPOSED ARE AS FOLLOWS: A. Construction of a new part single, part two and part three storey extension with lift to the side in lieu of single storey extension to side previously granted; B. New / altered internal openings on existing side gable wall to serve proposed extension consisting of 2no. new openings, alteration of toilet window into a door and 1 no. infilled door opening all at ground floor level; 1no. new door opening at first floor; alteration of half landing windows into doors at both first and second floor half-landing levels; C. New internal partition / subdivision of rear bedroom at first floor / half landing level. D. Alterations / enlarged openings to original brick wall to the front/ side with new window/door opening and aluminium surround; E. New rooflight to rear slope of existing roof including internal shaft / ceiling alterations to stairwell; F. New rendered finish to existing single storey extension to rear retention of brick finish conditioned under Reg. Ref. 3415/22; G. Replacement and enlargement of dormer window to front main roof - reduced size conditioned under Reg. Ref. 3415/22; H. All associated site, landscaping and drainage works.
Core Refusal Reason
The Inspector recommended a split decision: refusing the three-storey side extension as its height, scale, massing, and design would overwhelm the Protected Structure and negatively impact the Conservation Area, while granting permission for the smaller elements like the rooflight, render finish, and dormer enlargement.
Decision Maker's Conclusion
- The proposed three-storey side extension is considered inappropriate in scale and design, fails to be subservient to the original Protected Structure, and would appear visually jarring on the streetscape.
- A split decision is recommended as the proposed rooflight, rendered finish to the rear extension, and front dormer enlargement are considered acceptable alterations that do not harm the architectural integrity of the site.
- The substantial side extension would contravene development plan policies regarding built heritage protection and set an undesirable precedent for similar house typologies in the Rathgar Conservation Area.
Cited Policies (CDP)
Decision Document Summary
This report assesses an appeal against Dublin City Council's decision to refuse alterations to a previously granted permission at No. 65 Highfield Road, a Protected Structure in a Z2 Conservation Area. The proposal includes a new three-storey side extension with a lift, a new rooflight, a rendered finish to an existing rear extension, and an enlarged front dormer. The Inspector noted that the subject house is part of a distinct row of eighteen early 20th-century dwellings. While the Inspector fo...PDF Document Missing
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