WEB2734/24

Demolish the partially built extension and the lean- to building at the rear of the dwelling and build a 2 storey extension for a ground floor living area, extended kitchen/ dining area and a first floor toilet and shower room on this site at 13 Kirwan Street. All waste water services are to be connected to the existing public mains.

Granted

Core Planning Reasoning

The Inspector recommended the omission of the first-floor extension because it would materially harm the character of the Z2 Residential Conservation Area by breaking a uniform rear eaves line and would cause unacceptable overshadowing to neighboring properties.

Decision Maker's Conclusion

  • The proposed first-floor extension would protrude above the existing rear eaves line, creating a disruptive and jarring feature that harms the character and appearance of the Residential Conservation Area.
  • The relationship between the proposed extension and the neighboring 12 Kirwan Street Cottages suggests significant and unacceptable additional overshadowing, which was not adequately addressed by a daylight and sunlight assessment.
  • The proposal represents overdevelopment in a highly congested space; while a single-storey extension is acceptable, the first-floor element should be omitted in its entirety to preserve residential and visual amenities.

Cited Policies (CDP)

Z2 Residential Conservation Area ObjectiveSection 14.7.2Policy BHA9Appendix 16 (Sunlight and Daylight)Appendix 18 (Sections 1.1, 1.2, 1.4, 1.6, 1.7)

Decision Document Summary

The proposal at 13 Kirwan Street, Stoneybatter, involves demolishing a partially built extension and constructing a two-storey rear extension to provide ground-floor living space and a first-floor bathroom. The site is located within a Z2 Residential Conservation Area characterized by a dense layout of two-storey terraced houses and smaller single-storey cottages. Although Dublin City Council granted permission, the Inspector raised significant concerns regarding the first-floor component. The I...
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