WEB1090/21
The construction of external access steps at the rear of 742 South Circular Road, Kilmainham, Dublin D08T2DX from ground level to first storey roof and installation of an external metal spiral staircase located at the side of the properties to facilitate access from the first storey roof to the second storey roof.
Refused
Core Refusal Reason
The development would detract from the special interest and character of the Z2 Residential Conservation Area and would be visually obtrusive and injurious to the residential amenities of adjoining properties, specifically through overlooking of No. 744 South Circular Road.
Decision Maker's Conclusion
- The external metal spiral staircase would be a visually obtrusive design feature that is out of character with the historic terrace and breaks the orderly architectural rhythm along the rear of the properties.
- The location and height of the stairs would facilitate direct overlooking into the private amenity space and rear windows of the adjoining property (No. 744), resulting in a loss of residential privacy.
- Granting permission would set an undesirable precedent for similar substandard developments that conflict with the conservation objectives of the Dublin City Development Plan 2016-2022.
Cited Policies (CDP)
Zoning Objective Z2Policy CHC4Section 14.8.2Section 16.2.2.3Section 16.10.12Appendix 17
Decision Document Summary
The proposal involves the construction of external concrete and metal spiral stairs at 742 South Circular Road to provide access to 'intensive green roofs' on a recently permitted extension. The site is an end-of-terrace red-brick house within St. John's Terrace, a designated Residential Conservation Area (Z2 zoning). While the applicant argued that the stairs were necessary for safe maintenance of the green roof system, the Inspector found the design to be unsympathetic to the historic architec...SOURCE PDFOpen Original
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