Core Refusal Reason
The proposed development constitutes overdevelopment of a restricted site, resulting in an incongruous and overly dominant feature that fails to integrate with the existing residential context and seriously injures the amenities of neighboring properties.
Decision Maker's Conclusion
- The three-story height and lack of setback from Newtown Avenue are excessive for this prominent corner site and would constitute a discordant feature in the streetscape.
- The development would have a significant overbearing impact and cause undue overshadowing to the adjacent property ('Ard Muire') and the parent dwelling due to its scale and proximity.
- The proposed private open space—consisting of a single north-facing 7.5sqm balcony—is qualitatively and quantitatively substandard compared to the Development Plan requirement of 48sqm for a one-bedroom house.
Cited Policies (CDP)
Objective A: Residential AmenitySection 8.2.3.4 (vii) InfillSection 2.1.3.4 Existing Housing Stock DensificationPolicy RES 3: Higher Residential DensitiesPolicy RES 4: Housing Stock ManagementSection 8.2.3.2: Quantitative StandardsSection 8.2.4.5: Car Parking StandardsSection 8.2.8.4: Private Open Space
Decision Document Summary
The proposal involved the construction of a 71.2sqm, three-story, one-bedroom detached dwelling on a constrained corner site at the junction of Seapoint Avenue and Newtown Avenue in Blackrock. While the Inspector noted the design was of high quality, they argued it represented overdevelopment that failed to respect the established building line and residential character of the area. A major point of contention was the impact on neighboring residential amenities, specifically 'Ard Muire' to the s...SOURCE PDFOpen Original
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