WEB1784/26

(1) Demolition of existing single-storey extension to the rear of Unit 2, (2) Construction of a new part two-storey, part single-storey structure to the rear incorporating 2 no. one-bedroom residential units (Units 3 and 4) within the rear garden of the site, (3) Provision of private and shared open space, bicycle storage, bin storage, drainage works, landscaping, boundary treatments and all associated site development works. The existing 2 no. residential units within the main building at No. 57 Upper Clanbrassil Street are to be retained, resulting in a total of 4 no. residential units on the overall site.

Refused

Core Refusal Reason

The proposal constitutes overdevelopment of a backland site that fails to provide adequate amenity space and negatively impacts the residential amenity of neighboring properties through overshadowing and visual intrusion.

Decision Maker's Conclusion

  • The development represents overdevelopment of the site due to its scale, extent, and lack of sufficient private amenity space, which is out of character with the established pattern of development.
  • The first-floor component would result in significant overshadowing, overbearing impact, and visual intrusion for neighboring residents, particularly at No. 56 Upper Clanbrassil Street.
  • The proposal fails to comply with the residential development standards of the Dublin City Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

Cited Policies (CDP)

Z1 zoning objectiveDublin City Development Plan 2022-2028

Decision Document Summary

The application proposed the construction of two one-bedroom residential units within the rear garden of 57 Upper Clanbrassil Street, Dublin 8. The local authority refused permission on the grounds that the backland development was too intensive for the site, providing insufficient private space for future occupants while adversely affecting the light and privacy of adjacent properties. Specifically, the scale and orientation of the first-floor element were deemed to cause unacceptable overshado...
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