Core Planning Reasoning
The proposed development would seriously injure the residential amenity of adjoining properties through significant overlooking and loss of privacy, and would be out of character with the existing architectural pattern of the area and the setting of the Protected Structure.
Decision Maker's Conclusion
- The raised ground floor levels of the proposed dwellings facilitate unacceptable overlooking of the living spaces and rear gardens of neighboring properties on Foxrock Manor, specifically Nos. 31 and 34.
- The modern design approach, including flat roofs and low-quality exterior finishes, is visually discordant with the established pitched-roof character of the locality and fails to respect the character and setting of Chadsley House (a Protected Structure).
- The identified impacts on residential and visual amenity are fundamental to the design and cannot be mitigated via planning conditions without requiring a material alteration to the proposal.
Cited Policies (CDP)
Zoning Objective ARecord of Protected Structures No. 2055Policy Objective PHP18 (Residential Density)Section 4.3.1 (Delivering and Improving Homes)Policy Objective PHP19 (Existing Housing Stock - Adaptation)Policy Objective PHP27 (Housing Mix)Policy Objective GIB25 (Hedgerows)Policy Objective HER8 (Work to Protected Structures)Section 12.3.7.7 (Infill Development)Section 12.4.5.2 (Application of Standards)Section 12.8.7.1 (Separation Distances)Section 12.11.2.3 (Development within the Grounds of a Protected Structure)
Decision Document Summary
The proposal involves the demolition of modern extensions and outbuildings (car port, swimming pool, and tennis court) at Chadsley House, a 19th-century Protected Structure, to facilitate the construction of 4 no. four-bedroom detached houses on an infill site. While the Planning Authority originally granted permission, the Inspector recommended refusal following third-party appeals from residents of Foxrock Manor. The Inspector's key arguments focus on the failure of the design to protect neigh...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála