Core Planning Reasoning
The proposed development was refused due to the failure to justify the demolition of a structurally sound house with architectural merit in a sensitive landscape, and because the scale and form of the replacement dwelling would negatively impact the character and protected views of the 'Somali Village' area within the Howth SAAO.
Decision Maker's Conclusion
- The demolition of a structurally sound dwelling that contributes to the unique character of the 'Somali Village' is contrary to CDP objectives favoring retrofitting and reuse to minimize embodied carbon.
- The proposed replacement dwelling, by virtue of its scale, forward building line, and cantilevered design, would result in an unacceptable visual impact on a highly sensitive landscape and protected views.
- The application lacked critical technical data, specifically a Landscape Visual Impact Assessment and a demolition justification report, preventing a thorough assessment of its impact on the local environment and residential amenity.
Cited Policies (CDP)
Objective SPQHO39Objective SPQHO43Objective SPQHO44Objective DMSO256Objective DMSO166Policy GINHP27Policy CSP23Objective GINHO56Objective GINHO59Policy GINHP26Objective GINHO60Objective GINHO61Section 14.21.1Section 14.19.1.2
Decision Document Summary
The applicant sought permission to demolish 'Camelot', a detached two-storey house on Carrickbrack Road, Howth, and replace it with a contemporary 324 sq.m two-storey dwelling featuring a flat roof and extensive glazing. The site is characterized by a steep slope and is located within the Howth Special Amenity Area Order (SAAO), specifically the 'Somali Village' area, known for its unique architectural heritage and views over Dublin Bay. While Fingal County Council initially granted permission s...SOURCE PDFOpen Original
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