WEB2320/25

PROTECTED STRUCTURE: The development which is in the curtilage of a protected structure, will consist of the demolition of the existing dilapidated single-storey garage and the construction of a new three-storey mews dwelling with two car parking spaces involving alterations to the wall onto the lane including provision of pedestrian gate and moving and reducing the existing vehicular access and all associated site works.

Granted

Core Planning Reasoning

The proposed development is located on a site zoned Z2 'Residential Neighbourhoods (Conservation Areas)' where residential infill is permitted; the design, scale, and layout of the 3-storey mews dwelling are considered compatible with the character of the area and will not adversely impact the integrity of the protected structure or the residential amenities of neighbouring properties.

Decision Maker's Conclusion

  • The proposed infill mews dwelling is consistent with the Z2 zoning objective and the established pattern of development along Morehampton Lane, which features a mix of 2 and 3-storey mews buildings.
  • The Inspector found no evidence of unauthorized over-sailing of the site boundary, noting that external insulation is designed to sit atop the shared boundary wall to prevent awkward gaps between future structures, which is standard practice for the location.
  • Potential impacts on residential amenity, specifically regarding overshadowing and drainage management, were deemed minor and adequately addressed through the inclusion of Sustainable Urban Drainage (SuDS) measures and specific planning conditions.

Cited Policies (CDP)

Objective Z2Policy SC10: Urban Density PolicyPolicy SC11: Compact Growth PolicyPolicy SC12: Housing MixPolicy QHSN2: National GuidelinesPolicy QHSN6: Urban ConsolidationPolicy QHSN10: Urban DensityObjective QHSNO4: Densification of SuburbsPolicy QHSN22: Adaptable and Flexible HousingPolicy QHSN37: Houses and ApartmentsPolicy BHA2: Development of Protected StructuresPolicy BHA2 BHA9: Conservation AreasPolicy BHA14: MewsSection 15.13.5.1: Design and LayoutSection 15.13.5.2: Height, Scale and MassingSection 15.13.5.3: Roofs SectionSection 15.13.5.4: AccessSection 4.3.7: Parking in the Curtilage of Protected StructuresSection 4.3.8: Mews ParkingAppendix 16: Sunlight and Daylight

Decision Document Summary

The proposal involves the demolition of a single-storey garage and the construction of a 3-storey detached mews dwelling (311.73 sq.m) with a barrel roof at 14 Morehampton Lane, Donnybrook. The site sits within the curtilage of No. 52 Morehampton Road, a Protected Structure. A third-party appeal from the resident of No. 15 Morehampton Lane raised significant concerns regarding the 'over-sailing' of the gable wall over a protected boundary wall, potential drainage overflows from the roof, and the...
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View the appeal at An Coimisiún Pleanála