2629/21

To re-build a two-storey one bedroom cottage on site of similar type cottage now demolished. This site is to the rear of a protected structure but not within the curtilage or ownership of the protected structure. This development was previously granted planning permission which has since lapsed.

Refused

Core Refusal Reason

The proposed development provides substandard residential accommodation that fails to meet minimum floor area, bedroom size, and private open space requirements, resulting in an inadequate standard of amenity for future residents.

Decision Maker's Conclusion

  • The internal floor area of 36.27 sqm and the bedroom area of 8 sqm are significantly below the minimum standards of 44 sqm and 11.4 sqm respectively.
  • The proposal fails to provide the required 15 sqm of private open space per bedspace and lacks any provision for internal storage.
  • While flexibility regarding parking and overshadowing could be considered, the fundamental failure to meet quantitative residential standards makes the development contrary to the proper planning and sustainable development of the area.

Cited Policies (CDP)

Zoning Z2Section 16.2.1 Design PrinciplesSection 16.10.16 Mews PrinciplesSection 16.10.10 Infill DevelopmentChapter 16 Development StandardsDoEHLG Quality Housing for Sustainable Communities Guide (2007)

Decision Document Summary

The applicant sought permission to rebuild a two-story one-bedroom cottage (36.27 sqm) on a constrained 31.73 sqm site at Price's Place, Ranelagh, situated within a Z2 Residential Conservation Area. The site historically contained a dwelling that was demolished following a previous, now-lapsed permission. While the Inspector acknowledged the historical context and suggested flexibility regarding car parking and overshadowing (the latter due to a lack of shadow analysis), she concluded that the i...
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