Core Refusal Reason
The proposed development would provide a substandard level of residential amenity for future occupants due to inadequate natural light, ventilation, and poor-quality private open space, while also representing a visually incongruous streetscape response and failing to meet procedural requirements regarding site boundary accuracy.
Decision Maker's Conclusion
- The internal layout and single-aspect nature of the units result in a substandard level of residential amenity, particularly regarding light and cross-ventilation.
- The maintenance of a shopfront facade for residential use is visually inappropriate and fails to provide adequate privacy for occupants within the streetscape context.
- The application is procedurally flawed due to conflicting information regarding the red-line boundary and the applicant's legal interest in the site and adjoining lands.
Cited Policies (CDP)
Zoned Objective ASection 8.2.3.1 (Quality Residential Design)Section 8.2.3.3 (Apartment Development)Section 8.2.3.5 (General Requirements)Policy UD1 (Urban Design Principles)Table 8.2.3 (Parking Requirements)
Decision Document Summary
The proposal sought to convert a ground-floor commercial shop at 27-29 Carysfort Avenue, Blackrock, into two apartment units (one studio and one 1-bedroom). The site is located within a period building in a predominantly residential area. While the Inspector acknowledged that residential use is 'permitted in principle' under the Objective A zoning, the design was found to be of poor quality. Specific issues included the studio unit's total reliance on the front elevation for light and air, the l...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála