Core Refusal Reason
The Planning Authority refused the application due to concerns regarding endangerment of public safety from the substandard laneway and overdevelopment of a restricted site with inadequate private amenity space and no car parking. However, the Inspector recommended a grant of permission, concluding that the proposal is a high-quality infill development consistent with compact growth policies.
Decision Maker's Conclusion
- The development aligns with national and local policy objectives to densify established residential areas near high-quality public transport (DART), promoting efficient use of serviced urban land.
- While the site is restricted and amenity space falls slightly below standard, the design is sensitive to surrounding properties, and concerns regarding overlooking can be mitigated by conditioning opaque, non-opening roof lights.
- The lack of on-site car parking is acceptable given the proximity to services and transit, and the lightly-trafficked nature of the lane ensures that the development will not result in a significant traffic hazard.
Cited Policies (CDP)
Policy Objective PHP18 (Density)Policy Objective PHP20 (Protection of Existing Residential Amenity)Policy Objective PHP22 (Mews Lane Housing)Policy Objective PHP27 (Housing Mix)Policy Objective PHP30 (Housing for All)Section 12.3.7.5 (Corner/Side Garden Sites)Section 12.3.7.7 (Infill)Section 12.3.7.10 (Mews Lane Development)Table 12.5 (Parking)Table 12.10 (Private Open Space)
Decision Document Summary
The application seeks permission for a two-storey, two-bedroom mews dwelling (approx. 80sqm) to replace an existing garage at the rear of 30 Sandycove Road, accessed via a narrow private laneway. The site context is a mix of commercial and residential uses in a mature urban area. Dun Laoghaire Rathdown County Council initially refused the proposal, citing the substandard width of the access lane and overdevelopment. In the appeal, the Inspector notes that a similar scale of development was previ...SOURCE PDFOpen Original
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