4131/24

Permission for development at rear of 46 Botanic Road, Glasnevin, Dublin 9 D09C7F6. The development will consist of demolition of a single storey rear garage and construction of a new two storey one-bedroom house with roof garden to the rear, and ancillary site works. New house to be accessed off Prospect Avenue.

Granted

Core Planning Reasoning

The Inspector recommended granting permission as the proposed development is consistent with the Z1 residential zoning, represents sustainable urban consolidation, and respects the character and residential amenities of the surrounding area following design amendments.

Decision Maker's Conclusion

  • The principle of residential development is acceptable under the Z1 zoning objective and aligns with national policies supporting urban densification.
  • The contemporary design and scale of the proposed house will assimilate well into the existing streetscape on Prospect Avenue without causing undue overbearing or overshadowing impacts.
  • Concerns regarding overlooking were effectively mitigated by the removal of the roof garden and the provision of a ground-level garden that meets current residential standards.

Cited Policies (CDP)

Z1 Sustainable Residential NeighbourhoodsPolicy QHSN6 Urban ConsolidationPolicy QHSN10 Urban DensityPolicy QHSN22 Adaptable and Flexible HousingPolicy QHSN37 Houses and ApartmentsSection 15.5.2 Infill DevelopmentSection 15.13.4 Backland DevelopmentSection 15.11 House DevelopmentsSection 15.11.3 Private Open SpaceSPPR 1SPPR 2SPPR 3SPPR 4

Decision Document Summary

The application involves the demolition of a single-storey garage and the construction of a new two-storey, one-bedroom house at the rear of 46 Botanic Road, Glasnevin, fronting Prospect Avenue. The site is located in a Z1 zoned area and is adjacent to an Architectural Conservation Area. The primary grounds of the third-party appeal centered on the separation gap between the proposed dwelling and the neighboring property at 46 Prospect Avenue. The Inspector found that the 400mm gap, which involv...
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