WEB1157/25

Planning Permission for: (1) The construction of 2no. two storey Mews dwellings over basement with a balcony on the first floor to the front and balconies on the ground and first floor to the rear, (2) Each dwelling will have a private rear garden and a private front courtyard, accommodating 1no. car parking space, accessible via a private entrance gate from Charleville Close, (3) Proposed landscaping and boundary treatment and, (4) Carry out all ancillary site works at 43 Charleville Close, Rathmines, Dublin 6, D06H2Y2. The site is within the curtilage of Protected Structure RPS No. 4738.

Refused

Core Refusal Reason

Overdevelopment of a constrained site in a conservation area, resulting in poor residential amenity and conflict with policies protecting historic structures and restricting basement development.

Decision Maker's Conclusion

  • The proposal constitutes overdevelopment due to its design, scale, and lack of private amenity space, leading to overlooking and loss of privacy for neighbors and future occupants.
  • The inclusion of a basement contradicts development plan policies that discourage underground excavations adjacent to Protected Structures and within Conservation Areas.
  • The development fails to conserve or enhance the character of the Z2 residential conservation zone and the curtilage of the Protected Structure at 140 Leinster Road.

Cited Policies (CDP)

Chapter 15, Section 15.18.4Policy BHA2Policy BHA9

Decision Document Summary

The proposal sought planning permission for two two-storey mews dwellings at 43 Charleville Close, Rathmines, situated within a Z2 residential conservation area to the rear of a Protected Structure at 140 Leinster Road. Dublin City Council refused the application on the grounds that the design and scale represented overdevelopment of a constrained site, negatively impacting the privacy and amenity of both existing and future residents. Additionally, the proposed basement was deemed contrary to s...
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