3174/22

While the Planning Authority refused permission due to concerns over-development, visual impact, and lack of parking, the Inspector recommends granting permission, concluding that the proposal is a high-quality, sensitive infill development that respects the character of the Protected Structure and provides appropriate urban densification in a sustainable, car-free format.

• The proposed 2-storey mews house is subordinate in height and scale to the main Protected Structure and will not negatively impact the character of the Residential Conservation Area.
• A car-free development is acceptable in principle given the site's inner-city location, proximity to high-frequency public transport, and the existing on-street parking permit arrangements.
• The level of residential amenity provided is sufficient; separation distances are adequate to prevent overlooking, and the communal open space provision is reasonable for an urban densification project.