4222/24

PROTECTED STRUCTURE : Permission for development at the site to the rear of 26 Highfield Road, Rathgar, Dublin 6, D06 A7Y8, a Protected Structure sharing a corner with Oaklands Drive. The development will consist of the construction of 1 no. new detached, part single storey part two storey, 3 bedroom domestic dwelling house within the curtilage of a Protected Structure, with 1 no. car parking space, pedestrian and vehicular access across the existing grass verge to Oaklands Drive and all associated site works, to include a new connection to the public foul sewer serving Oaklands Drive.

Granted

Core Planning Reasoning

The development is on residentially zoned lands (Z2) and is considered a subservient, sensitively designed infill dwelling that respects the character of the host Protected Structure and integrates into the streetscape without negatively impacting residential amenity.

Decision Maker's Conclusion

  • The proposed dwelling is subservient in scale and design to the host Protected Structure, ensuring the historic setting and character of the property are maintained.
  • The requirement to omit the vehicular entrance in favor of a pedestrian one is necessary to protect the historic boundary wall and the integrity of the Z9 zoned green network.
  • The site layout and separation distances are sufficient to mitigate any potential for undue overshadowing or overlooking of neighboring residential properties.

Cited Policies (CDP)

Zoning Z2: Residential Neighbourhoods (Conservation Areas)Zoning Z9: Amenity/Open Space Lands/Green NetworkPolicy SC11 (Compact Growth)Policy QHSN6 (Urban Consolidation)Policy BHA2 (Development of Protected Structures)Policy BHA9 (Conservation Areas)Policy G141 (Protect Existing Trees)Section 15.5.2 (Infill Development)Section 15.13.3 (Infill/Side Garden Housing Developments)Appendix 5, Section 4.3.2 (Vehicular Entrances)Appendix 5, Section 4.3.7 (Parking in Curtilage)

Decision Document Summary

The application seeks permission for a detached 3-bedroom dwelling in the rear garden of 26 Highfield Road, Rathgar, which is a Protected Structure. The proposed site fronts onto Oaklands Drive. Initial concerns from the Planning Authority and third-party appellants focused on the contemporary design, the loss of mature trees, and the impact of a new vehicular entrance through a Z9 zoned green area. Following a request for further information, the design was amended to a traditional 'Gate Lodge'...
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