WEB2380/24

PERMISSION (i) construction of 1 no. two-storey three-bedroom flat-roofed, with 1 no. rooflight, detached residential dwelling with front/rear garden areas and served by 2 no. pedestrian entrances, via Pembroke Park and Orchard Lane, within the rear garden of No. 20 Pembroke Park; and, (ii) all ancillary works, inclusive of the provision of a bicycle shed, landscaping, boundary treatments and SuDS drainage as necessary to facilitate the proposed development.

Refused

Core Refusal Reason

Substandard access via Orchard Lane, lack of demonstrated legal right-of-way, and potential traffic hazards arising from constrained laneway width.

Decision Maker's Conclusion

  • The proposed access via Orchard Lane is substandard in width and fails to meet development plan requirements for mews developments, particularly regarding emergency vehicle access.
  • Insufficient evidence was provided regarding legal right-of-way over third-party lands or the feasibility of servicing and construction vehicle movements.
  • The development would create a traffic hazard on Orchard Lane and Herbert Park and set an undesirable precedent for similar unsustainable development.

Cited Policies (CDP)

Section 15.13.5.4

Decision Document Summary

The proposal involves the construction of a two-storey, three-bedroom flat-roofed dwelling at 20 Pembroke Park, Dublin 4, with access intended via Orchard Lane. The application was refused because the laneway is of constrained width and fails to meet the standards set out in the Dublin City Development Plan 2022-2028 for mews developments. Furthermore, the applicant failed to demonstrate legal right-of-way over third-party lands or adequate access for emergency and service vehicles, leading to c...
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