Core Planning Reasoning
The proposed dwelling, by reason of its height, depth, scale, and bulk, in conjunction with its proximity to the eastern property boundary (c. 900mm), would result in a significant and negative overbearing impact and overshadowing of the adjoining dwelling to the east, contrary to H13 Objective 2 of the South Dublin County Development Plan 2022-2028.
Decision Maker's Conclusion
- While the principle of an additional infill dwelling is acceptable under the 'RES' zoning and national policy for urban consolidation, the specific design is inappropriate for this constrained site.
- The proposed dwelling fails to maintain an adequate separation distance from the eastern boundary compared to established precedents in the area, leading to an unacceptable overbearing impact on the residential amenity of No. 38A Dodsborough Cottages.
- The proposal would result in undue overshadowing of the neighbor's rear garden and living areas and is therefore contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
South Dublin County Development Plan 2022-2028Policy H11: Privacy and SecurityH11 Objective 4: Separation distancesPolicy H13: Residential ConsolidationH13 Objective 2: Backland development safeguardsH13 Objective 5: Impact on character of an areaGI4 Objective 1: SuDSSection 12.6.7: Residential StandardsSection 12.6.8: Infill and backland housing developmentsSection 12.7.6: Car parking design and layout
Decision Document Summary
The applicant sought permission for a two-storey, four-bedroom detached house (185 sq.m) in the side and rear garden of 36A Dodsborough Cottages, Lucan. The site is an irregular plot facing Shackleton Avenue, where a pattern of backland infill development has been established. South Dublin County Council originally granted permission with 13 conditions, but this was appealed by a third party (the owner of No. 38A). The Inspector's assessment focused on procedural issues regarding land ownership,...SOURCE PDFOpen Original
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