3720/22
Planning permission for the construction of a 3 storey, 1 bedroomed town house, including private roof terrace and ground floor bin and bicycle storage with access from public laneway from Sundrive Road. The proposed development replaces an existing self-contained, single storey commercial workshop/repair garage unit on the site, similarly accessed from the public laneway from Sundrive Road. The site occupies the rear section of the site of No. 16 Kildare Road, Crumlin, Dublin 12 and is separated from the remainder of the above site by the presence of a long established boundary wall. The only current access to the site via the public laneway from Sundrive Road which is located adjacent to the southern boundary of No. 170 Sundrive Road.
Core Refusal Reason
The proposed development constitutes overdevelopment of a constrained backland site that fails to meet minimum standards for private amenity space and internal layout, while posing a traffic hazard due to its location on a substandard laneway with insufficient width and access.
Decision Maker's Conclusion
- The 3-storey structure represents overdevelopment of a restricted site, failing to provide functional ground-floor private amenity space or comply with minimum bedroom width standards under the Quality Housing for Sustainable Communities guidelines.
- The access laneway is substandard (ranging from 2m to 4.8m in width), falling short of the 5.5m requirement for mews developments, and lacks adequate turning facilities or footpaths to safely accommodate increased vehicular and pedestrian traffic.
- Approval would establish an undesirable precedent for piecemeal, uncoordinated backland development that would cumulatively injure the residential amenities and character of the surrounding Z1 zoned properties.
Cited Policies (CDP)
Decision Document Summary
The applicant proposed the demolition of an existing single-storey commercial workshop and the construction of a 3-storey, 1-bedroom town house (82.3sqm) at the rear of No. 16 Kildare Road, Crumlin. The site is situated on a restricted L-shaped cul-de-sac laneway with a predominantly residential character. The Inspector found that while the 'Z1' zoning allows residential development in principle, this specific proposal failed on several qualitative grounds. The Inspector argued that the 70% site...PDF Document Missing
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