4129/21
PERMISSION & RETENTION: Planning Permission for new glazed shopfront and entrance to existing retail ground floor unit and blocking off existing entrance via existing entrance door and lobby. Retention for conversion of existing first floor apartment from 1 bedroom unit to 2 bedroom unit, increase in floor area of apartment from 63.4 sq.m. to 68.1 sq.m., changes to existing single storey lean to pitched roof profile to the rear of apartment at first floor level with a new large flat roof dormer and the provision of 2 no bedroom windows. The windows are to be partly obscured with permanent obscure glazing to a height of 1600mm from the internal first floor level. Provision of a velux rooflight to rear of building to upper non habitable attic room. To existing two storey terraced mixed use building.
Core Refusal Reason
Substandard residential amenity and poor shopfront design quality.
Decision Maker's Conclusion
- The residential component provides a substandard level of accommodation in terms of aspect and internal layout, failing to meet required quality standards.
- The proximity of the dormer extension to adjoining properties would negatively impact third-party private open space and depreciate property values in the vicinity.
- The proposed shopfront lacks the necessary design quality, materiality, and detailing required to enhance the building or the surrounding streetscape.
Cited Policies (CDP)
Decision Document Summary
The application sought permission and retention for a new glazed shopfront and entrance at 64 Clanbrassil Street Upper, Dublin 8. Dublin City Council refused the proposal on two primary grounds: first, that the residential elements (including a dormer extension) provided poor living conditions and encroached on neighboring privacy; and second, that the shopfront design was of insufficient quality and poorly documented. The development was deemed contrary to the Dublin City Development Plan 2016-...PDF Document Missing
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