WEB5802/25

Demolition of existing single and 2 storey structures to rear of existing 2 storey over basement terraced building. Alterations to existing storage areas to rear of commercial unit at lower ground floor level and new additional storage room at upper ground floor level. Construction of a single 3 bedroom dwelling to rear arranged over 4 levels with roof terrace garden and off street parking to rear off Camac Walk.

Refused

Core Refusal Reason

The proposal was refused due to substandard residential amenity, overbearing impact on neighboring properties, and inadequate vehicular access via a substandard laneway.

Decision Maker's Conclusion

  • The development provides substandard private amenity space and would result in an excessive overbearing impact on adjacent properties due to its size, siting, and relationship to existing structures.
  • The proposed mews dwelling relies on Camac Walk, a laneway deemed substandard for safe vehicular access, emergency services, and refuse collection, necessitating hazardous reversal movements.
  • The project sets an undesirable precedent for similar backland developments and fails to comply with the Dublin City Development Plan 2022-2028 and the Sustainable and Compact Settlement Guidelines 2024.

Cited Policies (CDP)

Section 15.13.4Section 15.9.16.1Section 15.13.5.4SPPR 2

Decision Document Summary

The proposal sought the demolition of existing structures to the rear of 191 Emmet Road, Inchicore, to facilitate the construction of a new mews dwelling. The application was refused by the local authority because the constrained nature of the site resulted in substandard private open space and significant overbearing impacts on neighboring buildings. Additionally, the access via Camac Walk was deemed insufficient for safe vehicular movements and service vehicles, making the development contrary...
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