WEB2368/25

PROTECTED STRUCTURE: Construction of new two-storey detached mews house, including alterations to the existing front boundary wall to create a widened pedestrian access to Louis Lane, a small recessed first floor balcony with screening to the rear, all associated site works, and all ancillary works necessary to facilitate the development.

Refused

Core Refusal Reason

The primary reason for refusal is the inadequate width and limited capacity of the eastern spur of Louis Lane (varying between 2.6m-2.8m), which fails to meet the minimum standards (4.8m-5.5m) required to safely accommodate vehicular traffic, including emergency and service vehicles, as set out in the Dublin City Development Plan 2022-2028.

Decision Maker's Conclusion

  • The eastern spur of Louis Lane is fundamentally deficient in width and capacity, making it incapable of providing safe access for emergency and service vehicles contrary to Development Plan standards.
  • Granting permission in the absence of a comprehensive, coordinated development strategy for the laneway would set an undesirable precedent for unsustainable, piecemeal intensification.
  • While the proposed design and impact on the curtilage of the Protected Structure at No. 11 Leinster Road were considered generally acceptable, the critical access constraints outweigh these factors.

Cited Policies (CDP)

Z2 Zoning ObjectivePolicy SC10 (Urban Density)Policy SC11 (Compact Growth)Policy SC12 (Housing Mix)Policy QHSN2 (National Guidelines)Policy QHSN6 (Urban Consolidation)Policy QHSN10 (Urban Density)Objective QHSNO4 (Densification of Suburbs)Policy QHSN22 (Adaptable/Flexible Housing)Policy QHSN37 (Houses and Apartments)Policy BHA2 (Protected Structures)Policy BHA9 (Conservation Areas)Policy BHA14 (Mews)Section 15.13.5 (Mew Developments)Section 15.13.5.1 (Design and Layout)Section 15.13.5.2 (Height, Scale and Massing)Section 15.13.5.3 (Roofs Section)Section 15.13.5.4 (Access)Appendix 5, Section 4.3.7 (Parking)Appendix 5, Section 4.3.8 (Mews Parking)Appendix 16 (Sunlight and Daylight)

Decision Document Summary

This report assesses a first-party appeal against Dublin City Council's refusal of a two-storey mews dwelling (77sq.m) to the rear of No. 11 Leinster Road, Rathmines. The site is a Protected Structure and is located within a Z2 residential conservation area. The key point of contention is the access via Louis Lane; while the western spur of the lane is well-established, the eastern spur serving the subject site is critically narrow (sub-3m). The Inspector determined that despite the applicant's ...
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