WEB1445/21

Change of use from commercial garage to residential use; and proposed development to consist of partial demolition of existing garage building, demolition of existing rear lean-to extension, and extension of existing garage building to accommodate the construction of a proposed infill mews development comprising 1 No. two-and-a-half storey, four-bedroom dwelling; incorporating proposed carport/bicycle parking to front of dwelling, maintaining existing access from Garville Lane via proposed widened vehicular entrance; proposed secluded roof courtyard and proposed winter garden structure at second-floor level; and associated landscaping and ancillary site works.

Refused

Core Refusal Reason

The proposal constitutes overdevelopment that is visually incongruous with the Z2 Residential Conservation Area and negatively impacts residential amenity through overlooking and insufficient private open space.

Decision Maker's Conclusion

  • The design is visually incongruous and out of character with the established mews development pattern along Garville Lane.
  • The proposal represents overdevelopment of the site due to a failure to provide an adequate quantum of high-quality, usable private open space for the dwellings.
  • The development would result in unacceptable direct overlooking of adjoining residential properties, seriously injuring the amenities of the Residential Conservation Area.

Cited Policies (CDP)

Z2

Decision Document Summary

This application sought the change of use of a former commercial garage at Garville Lane, Rathgar, to residential use. Located within a Z2 Residential Conservation Area, the proposal was refused as the design was deemed incompatible with the existing mews character. Furthermore, the local authority determined the project was an overdevelopment of the site that lacked sufficient private open space and would cause detrimental overlooking of neighboring homes, thus failing to protect the area's res...
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