2527/21

Permission for the construction of 3 no. residential dwellings ( Total area c. 447.3 sqm ), consisting of 3 no 3 bed townhouses (Two storey plus attic/ three storey), all with associated private garden and screened terrace at first floor level to the rear, off-street car parking with access from Church Avenue, landscaping works, site services and associated site development works.

Granted

Core Planning Reasoning

The Inspector recommended a grant of permission as the proposal represents an appropriately designed infill development on Z1 residentially zoned land, which achieves sustainable urban densification without significantly impacting the architectural heritage or residential amenities of the surrounding area.

Decision Maker's Conclusion

  • The proposed development is consistent with the Z1 zoning objective and national policy seeking to increase residential densities on underutilised brownfield infill sites in serviced urban areas.
  • The scale, design, and height of the proposed dwellings are considered appropriate for the site context and will not detrimentally impact the character or setting of nearby Protected Structures or the wider streetscape.
  • Residential amenity for both future occupants and existing neighbors is preserved, with potential overlooking concerns mitigated through amended layouts and the requirement for increased screening heights on terraces via planning conditions.

Cited Policies (CDP)

Zoning Z1Section 4.5.3.1 (Policy SC13)Section 4.5.9 (Policy SC28)Section 5.5.2 (Policy QH8)Section 16.2.2.2 (Infill Housing)Section 16.3.3 (Trees)Section 16.5 (Plot Ratio)Section 16.6 (Site Coverage)Section 16.7.2 (Building Heights)Section 16.10.2 (Residential Quality Standards)Section 16.38 (Car Parking Standards)Section 16.39 (Cycle Parking Standards)Policy CHC2 (Protected Structures)

Decision Document Summary

The application seeks permission for 3 no. three-storey, 3-bedroom townhouses on a 0.0381Ha site at 6-8 Church Avenue, Dublin 6, currently occupied by a car sales yard. The site context is sensitive, located mid-way along an axial route toward Holy Trinity Church (a Protected Structure) and adjacent to other Georgian Protected Structures. Key arguments centered on the heritage significance of an existing stone wall, the density of the development, and potential impacts on neighboring residential...
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