3070/25
The development will consist of demolition of existing single and 2 storey structures to rear of existing terraced building . Construction of 3 no. 1 bedroom apartments arranged over 4 levels to rear from Camac Walk elevation . Lower ground level shall provide for refuse/plant/bicycle storage and access to apartments to upper 3 levels. Apartments shall have private terraces to rear Camac Walk elevation with top floor apartment set back and communal open space provision shall be provided between new and existing structures. Existing commercial unit shall be linked to main rear access at lower ground floor level . Existing 2 storey terraced structure retained with current use of commercial and residential , no works are proposed to this portion of the site .
Core Refusal Reason
The proposal provides substandard residential amenity for future occupants, risks excessive overlooking of neighboring properties, and utilizes an inadequate access laneway unsuitable for service and emergency vehicles.
Decision Maker's Conclusion
- The proposed apartment units provide a poor standard of residential amenity due to inadequate daylight, privacy, and outlook for bedrooms fronting onto covered external spaces.
- The layout and placement of windows and communal spaces would result in excessive overlooking of adjacent properties, violating backland housing and privacy standards.
- The access via Camac Walk is substandard for mews development, creating safety hazards by requiring the reversal of emergency, delivery, and refuse vehicles.
Cited Policies (CDP)
Decision Document Summary
The proposal involved the demolition of existing single and two-storey structures at 191 Emmet Road, Inchicore, to facilitate a new residential development. Dublin City Council refused the application because the design failed to meet basic standards for daylight and privacy for future residents while simultaneously threatening the privacy of neighboring homes through overlooking. Additionally, the reliance on the substandard Camac Walk laneway for access was deemed contrary to proper planning a...PDF Document Missing
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