Core Refusal Reason
The proposed dormer structure is visually incongruous and dominant due to its excessive scale and height, effectively creating a third storey that would injure the residential amenities of neighbouring properties and set an undesirable precedent for overscaled roof-level structures.
Decision Maker's Conclusion
- The extent and scale of the proposed works are inappropriate and excessive for the location, resulting in significant overbearing and visual intrusion impacts on neighbouring properties.
- The proposal fails to comply with the 'Objective Z1' zoning which seeks to protect and improve residential amenities, and it does not adhere to Development Plan provisions regarding the subordination of roof extensions.
- Granting permission would establish an undesirable precedent for similar inappropriate developments in an area characterized by two-storey terraced dwellings.
Cited Policies (CDP)
Appendix 17.11 (Dublin City Development Plan 2016-2022)Objective Z1 (Dublin City Development Plan 2022-2028)Appendix 18, Section 4 (Dublin City Development Plan 2022-2028)
Decision Document Summary
The proposal involves replacing a gabled pitched roof at attic level with a 10sqm flat-roofed zinc-clad dormer at 63 Grosvenor Court, Dublin 3, a two-storey end-of-terrace dwelling. The Inspector notes that the site has a protracted planning history with multiple previous refusals for similar works. A key issue is that the dormer projects from the main roof ridge and extends over a previously permitted two-storey rear extension, which the Inspector argues creates a de facto third storey. While t...SOURCE PDFOpen Original
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