3491/22
Planning permission for the demolition of the existing single storey retail shop and the construction of a 3 storey (2 storey over basement level) - 2 bedroom plus study dwelling, access level to a roof terrace, new boundary treatments to match existing adjacent and all associated site works adjacent to protected terrace of dwellings in an Architectural Conservation Area at 484A North Circular Road, Dublin 1, D01 RX59.
Core Refusal Reason
The proposed development was refused due to an inadequate internal layout that fails to meet minimum floor area standards for living spaces, and a building line that projects significantly forward of the established terrace, creating a visually discordant feature in a residential conservation area.
Decision Maker's Conclusion
- The internal layout fails to provide an adequate level of residential amenity as the net floor area for the kitchen/living/dining space is approximately 20% below the minimum requirement once stair circulation is excluded.
- The proposed building line projects 3.05m forward of the established terrace, which is considered a significant infringement that would be injurious to the visual amenities and character of the residential conservation area.
- While the principle of residential infill is acceptable on this underutilised site, the specific design fails to comply with the qualitative standards of the Development Plan and the 'Quality Housing for Sustainable Communities' guidelines.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of a vacant single-storey retail unit at 484A North Circular Road and the construction of a 3-storey (including basement) 2-bedroom plus study dwelling with a roof terrace. The 49sqm site is located at the end of a terrace in a Z2 Residential Conservation Area. While the Inspector acknowledged that development standards could be relaxed for such a constrained infill site, the proposed internal configuration was deemed substandard, particularly regarding the a...PDF Document Missing
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