4399/24

RETENTION PERMISSION of development consisting of the alterations and extension of existing dwelling house which includes an increase in the floor area from 48SQM to 64SQM located to the rear and at ground floor level only and all associated site development works at 12 Eugene Street, Dublin 8, Co. Dublin

Granted

Core Planning Reasoning

The development fails to provide adequate private open space and results in a substandard level of residential amenity due to poor internal aspect and sub-optimal separation distances between bedroom windows.

Decision Maker's Conclusion

  • The provision of a 5sqm lightwell fails to meet the minimum quantitative requirement of 15sqm private open space for a three-bedspace dwelling within the canal ring.
  • The internal layout results in a poor level of residential amenity due to the poor aspect of Bedroom 2 and sub-optimal separation distances (less than 2m) between aligned windows.
  • Granting retention would establish a poor precedent for the future extension of neighboring houses into recently acquired open spaces, leading to further substandard residential development.

Cited Policies (CDP)

Zoning Objective Z1Chapter 15, Section 15.11 (House Development)Section 15.11.3 (Private Open Space)Appendix 18 (Ancillary Residential Accommodation)Appendix 18, Section 1.1 (General Design Principles)Appendix 18, Section 1.3 (Rear Extension)

Decision Document Summary

This report assesses an appeal against the grant of retention permission for a single-storey rear extension at 12 Eugene Street, Dublin 8. The site is a period terraced cottage that recently acquired a 'satellite' strip of land to the rear. The applicant constructed a 16sqm extension on this new footprint to provide a double bedroom and shower room, leaving only a 5sqm internal lightwell as open space. While the Planning Authority granted permission, the Inspector argues that the development rep...
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