3045/25
The development will consist of changes to planning application approved 3042/24. Changes are the finished floor level of new house to lower by 350mm. The raising of the central element roof height by 700mm from 4.8m approved to 5.5m. The central element of the new dwelling to get wider 700mm at the front & rear. The central element roof profile of the infill house to change from hipped roof to hipped/partial flat with gable walls on both ends. 2no. proposed flat roof dormers to the rear of the new roof and all ancillary works.
Core Refusal Reason
The Planning Authority refused permission on the basis that the proposed first floor would be overbearing and cause indirect overlooking of adjoining properties; however, the Inspector recommends granting permission, arguing the 5.5m height is a reasonable compromise and that separation distances and existing vegetation sufficiently protect residential amenities.
Decision Maker's Conclusion
- The proposed ridge height of 5.5 metres is a reasonable compromise between the 4.8 metres previously accepted and the 7.36 metres previously rejected, and does not warrant refusal in this specific context.
- The design avoids undue overlooking as there are no first-floor windows on the southern, eastern, or western elevations, and the rear dormers maintain a generous separation distance (approx. 29.87m) from properties to the north.
- The development is consistent with the Z1 zoning objective to protect and improve residential amenities while supporting the sustainable intensification of backland sites.
Cited Policies (CDP)
Decision Document Summary
This report assesses a first-party appeal for a proposed dwelling in the rear garden of 10 Springdale Road, Dublin 5. The application effectively seeks a new permission for a previously approved but modified backland dwelling, increasing the central element's height from 4.8m to 5.5m to allow for a first-floor level with two rear-facing dormers. Dublin City Council refused permission, citing concerns that the bulk and massing would negatively impact the amenities of neighbouring properties (Nos....PDF Document Missing
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