4201/21
The development will consist of: (i) demolition of existing, single storey structure on-site; (ii) construction of a two-storey over basement level, three-bedroom contemporary style, flat roofed, detached dwelling. The dwelling will be provided with private amenity space in the form of front and rear patio spaces at ground floor level and a terrace area at first floor levell; (iii) provision of new vehicular and pedestrian entrances from Lansdowne Lane and 1 no. car parking space comprised within the proposed garage at ground floor level; and (iv) drainage, landscaping, boundary treatments and all ancillary works necessary to facilitate the proposed development.
Core Refusal Reason
The proposed development constitutes overdevelopment of a restricted site that fails to provide adequate qualitative or quantitative private open space and would result in significant overbearing impacts on the adjoining residential property at No. 10/10a Lansdowne Terrace.
Decision Maker's Conclusion
- The subject site is not sufficiently large to accommodate a fourth mews-style dwelling without representing an inappropriate form of overdevelopment that injures the character of the Residential Conservation Area.
- The proposed separation distances, specifically the 1.5m gap between the new gable and the existing return of No. 10/10a, are inadequate and create an unacceptable overbearing impact on the original property's rear garden.
- The proposed private open space (calculated at 30-38 sqm) is significantly below the 60 sqm requirement for a three-bedroom house, and the Inspector rejected the applicant's argument for 'inner city' standard relaxations based on the site's distance from the Grand Canal.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of an existing shed and the construction of a contemporary two-storey over basement, three-bedroom detached house on a 170 sqm site at Lansdowne Lane, Dublin 4. The site was originally part of the rear garden of No. 10/10a Lansdowne Terrace, which has already seen the development of three other mews houses (Berkely Mews). The Inspector's primary concerns centered on the residential amenity of the existing dwelling and the future occupants of the proposed hous...PDF Document Missing
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