3493/21
The development will consist i) construction of a first floor level atop existing single storey terraced dwelling to match the roof ridge height of the adjoining properties within the Ailesbury Mews terrace; ii) provision of 2 no. rooflights, iii) provision of new dormer window to front (western) elevation at first floor level; iv) provision of new opaquely glazed window to rear (eastern) elevation at first floor level; v) removal/replacement of window treatment to front (western) elevation at ground floor level; and, vi) all ancillary works necessary to facilitate the proposed development.
Core Refusal Reason
While the Planning Authority initially refused permission due to concerns over poor residential amenity and negative visual impact, the Inspector recommended a grant of permission, concluding that the development respects the Z2 zoning objective, matches the height of adjoining properties, and provides an acceptable standard of residential amenity without seriously injuring the amenities of the area or surrounding properties.
Decision Maker's Conclusion
- The proposed first-floor extension significantly improves the quantum of floorspace for the dwelling (from 44.5sqm to 81.5sqm) and provides an acceptable standard of internal residential amenity for the occupants.
- The design successfully assimilates with the existing terrace by matching the ridge height of adjoining properties and will not detract from the character or architectural quality of the Z2 Residential Conservation Area.
- Technical assessments using BRE guidelines confirm that the development will not result in unacceptable overlooking, overshadowing, or loss of daylight/sunlight for neighboring properties in Myross Mews or Ailesbury Mews.
Cited Policies (CDP)
Decision Document Summary
The application seeks to construct a first-floor level atop an existing single-storey terraced dwelling at 45 Ailesbury Mews, Dublin 4. The site is a 'backland' location within a Z2 Residential Conservation Area, bordered by more modern apartment developments and existing two-storey terraced houses. Dublin City Council originally refused the plan on the basis that it provided poor internal amenity and would set an undesirable precedent for unsightly dormer extensions. However, the Inspector over...PDF Document Missing
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