WEB2642/24

Construction of a three-story building, including attic, comprising a total of 4 apartments (1 one-bedroom apartment and 3 two-bedroom apartments). The proposed development will include a new access driveway to the front, 4 parking spaces, a bin store, and new private communal space to the rear including all associated site works.

Granted

Core Planning Reasoning

The proposed development would result in undue overlooking and an unacceptable overbearing impact on the residential amenity of the adjoining property (No. 36A) due to its scale, height, and proximity, rendering it contrary to the Z1 zoning objective and the infill development standards of the Dublin City Development Plan 2022-2028.

Decision Maker's Conclusion

The scale and 17.79m length of the proposed three-storey building in close proximity to the existing bungalow at No. 36A would be seriously injurious to the residential amenity of the neighbor due to overbearing impact and overlooking.
The proposal constitutes overdevelopment of a constrained infill site, failing to respect the established pattern of development and resulting in the loss of almost all mature vegetation/trees which are an important feature of the site's character.
The development is contrary to the Z1 zoning objective 'to protect, provide and improve residential amenities' and fails to meet the criteria for infill development as set out in Sections 15.5.2 and 15.13.3 of the Development Plan.

Cited Policies (CDP)

Zoning Objective Z1Section 15.5.2 (Infill Development)Section 15.13.3 (Infill / Side Garden Housing Developments)Section 15.6.9 (Trees and Hedgerows)Section 15.9.18 (Overlooking and Overbearance)Policy GI41Appendix 5, Section 2.1 (Layout and Access)Appendix 5, Section 2.4 (Service Delivery and Access Strategy)

Decision Document Summary

This report pertains to a proposal for a three-storey apartment building containing four units (one 1-bed and three 2-beds) on a 0.061-hectare infill site at Chapelizod Hill Road. The site, formerly part of the side garden of No. 36A, is a heavily vegetated, irregular plot on a hill accessed via a narrow private cul-de-sac. Dublin City Council initially granted permission; however, following a third-party appeal from the adjacent resident, the Inspector recommended refusal. The Inspector's key a...

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