Core Planning Reasoning
The Inspector recommends a grant of permission on the basis that the proposed mews is a subservient development that respects the character and setting of the parent Protected Structure, integrates with the emerging residential character of Oxford Lane, and provides sufficient residential amenity despite a justified relaxation of private open space standards.
Decision Maker's Conclusion
- The scale and contemporary design of the proposed mews dwelling are subservient to the main house and do not negatively impact the setting or historic fabric of the Protected Structure.
- A separation distance of c. 23.4m between opposing first-floor windows exceeds the standard 22m requirement, ensuring that no undue overlooking or loss of privacy occurs for neighboring residents.
- The deficiency in private open space (36.4sqm provided versus 50sqm required) is acceptable under SPPR 2 given the site's urban infill constraints and its close walking distance to public amenities like Ranelagh Gardens.
Cited Policies (CDP)
Zoning Objective Z2 (Residential Neighbourhoods - Conservation Areas)Zoning Objective Z1 (Sustainable Residential Neighbourhoods)Zoning Objective Z15 (Community and Social Infrastructure)Policy SC11 (Compact Growth)QHSN6 (Urban Consolidation)QHSN04 (Densification of Suburbs)Policy BHA14 (Mews)Objective BHAO5 (Mews Design Guide)Policy BHA2 (Development of Protected Structures)Policy BHA9 (Conservation Areas)Section 15.5.2 (Infill Development)Section 15.13.4 (Backland Housing)Section 15.13.5 (Mews Development)Section 15.13.5.1 (Design and Layout)Section 15.13.5.2 (Height, Scale and Massing)Section 15.13.5.3 (Roofs)Section 15.13.5.4 (Access)Section 15.11.4 (Separation Distances)Section 15.11.3 (Private Open Space Standards)Appendix 5 (Parking Standards)SPPR 2 of the Sustainable and Compact Settlements Guidelines
Decision Document Summary
The applicant sought permission for a two-storey, three-bedroom mews dwelling at the rear of No. 8 Old Mountpleasant, Dublin 6, which is a Protected Structure. The site fronts onto Oxford Lane, a laneway with a varied mix of residential mews and commercial properties. A third-party appeal by a neighbor (No. 9) raised concerns regarding the overbearing impact of the building's depth, potential overlooking, and the impact on the protected boundary wall. The Inspector found that while the ground fl...SOURCE PDFOpen Original
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