WEB1302/25
The conversion of the existing storey over basement garage building to the rear elevation of 60 Orchard Terrace with laneway access. The works comprise 3 new bedrooms and shower room at first floor level (Garage Floor) with link from main house facilitated by the removal of an existing rear bedroom and internal alterations at first floor level. Including the conversion of the basement area below the garage floor at ground floor level to provide self-contained accommodation with kitchen/lounge, bedroom/ensuite facilities ancillary to the main dwelling. In addition to all associated siteworks.
Core Refusal Reason
Non-compliance with residential design standards and overdevelopment of a restricted site.
Decision Maker's Conclusion
- The proposed apartment unit fails to meet minimum standards for unit size, layout, and private open space as required by the Dublin City Development Plan and national guidelines.
- The addition of three bedrooms and a new apartment constitutes overdevelopment of a restricted site, which is out of character with the surrounding area.
- The development would negatively impact the residential amenities of both future occupants and neighboring properties, setting an undesirable planning precedent.
Cited Policies (CDP)
Decision Document Summary
The proposal involves converting a storey-over-basement garage at the rear of 60 Orchard Terrace, Dublin 7, into a residential unit, alongside internal modifications to the existing house. The site is located in a Z1 residential zone. The application was refused because the proposed dwelling fails to meet statutory requirements for living space and private amenity, and the overall intensity of development is considered excessive for the restricted site, potentially harming the character and amen...PDF Document Missing
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