WEB2168/25

The development will consist of the construction of a 2 bed 3 person self-contained apartment with own hall door access at first floor level above existing single storey hair salon with pedestrian and cycle access from the public footpath at 84 Highfield Road. This proposal also includes for new external brick finish to the existing four plastered ground floor elevations and redesign of salon front elevation (door and window surrounds), all at 84 Highfield Road, Dublin 6, D06 RF97.

Refused

Core Refusal Reason

The Planning Authority refused permission because the proposed design, scale, and massing were deemed unduly obtrusive and out of character with the streetscape, resulting in overbearing impacts, overshadowing, and loss of outlook for the adjacent Woodleigh apartment complex.

Decision Maker's Conclusion

  • The Inspector recommends granting permission based on a revised 1-bedroom design that reduces the building's massing and increases the setback from the neighboring Woodleigh Ash apartment block to 7.5 metres.
  • The contemporary design and use of materials are considered to be in keeping with the character of the existing streetscape and the 'Z1' zoning objective for the area.
  • Residual overshadowing and overbearing impacts are concluded to be intermittent and acceptable within the urban context, without causing substantial harm to the residential amenities of neighbouring properties.

Cited Policies (CDP)

Z1 Sustainable Residential NeighbourhoodsSection 15.9 Apartment StandardsSection 15.13.6 Living over the ShopPolicy QHSN6 Urban ConsolidationPolicy QHSN10 Urban DensityPolicy QHSN04 Densification of SuburbsPolicy QHSN37 Houses and ApartmentsAppendix 16 – Sunlight and Daylight

Decision Document Summary

This report concerns a first-party appeal against the refusal of a residential unit above an existing single-storey hair salon at 84 Highfield Road, Dublin 6. The site is situated in a suburban residential setting near Rathgar, adjacent to the three-storey Woodleigh apartment complex. While Dublin City Council initially refused a 2-bed unit due to its scale and impact on neighboring light and outlook, the applicant submitted a revised 1-bed design during the appeal process. The Inspector found t...
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