Core Refusal Reason
The Planning Authority originally refused the development citing inadequate separation distances and substandard private open space; however, the Inspector recommends a grant, finding the 20m separation distance and 30sqm garden area compliant with national SPPR standards.
Decision Maker's Conclusion
- The principle of infill development is acceptable given the 20m separation distance at first-floor level, which exceeds the 16m minimum required by national planning guidelines (SPPR 1).
- The private open space provision of 30 sqm is considered adequate for a 2-bedroom mews in this inner suburban context, satisfying the requirements of SPPR 2.
- The contemporary design and building line are considered a 'planning gain' for the varied streetscape of Mornington Road and are consistent with Z2 conservation objectives, subject to the removal of a first-floor sunroom.
Cited Policies (CDP)
Dublin City Development Plan 2022-2028Chapter 15 (Development Standards)Section 15.5.2 (Infill Development)Section 15.11 (House Development)Section 15.11.3 (Private Open Space)Appendix 18Policy QHSN6 (Urban Consolidation)Policy QHSN10 (Urban Density)Policy BHA9 (Archaeology & Built Heritage)Zoning Z2 (Residential Conservation)
Decision Document Summary
This report concerns an appeal against Dublin City Council's refusal of a two-storey, two-bedroom mews dwelling (87 sqm) to the rear of 10 Ashfield Road, Ranelagh. The site is located within a Z2 Residential Conservation area and features dual frontage. While the local authority deemed the garden sizes and separation distances to be substandard, the Inspector highlights that current national guidelines (January 2024) take precedence, supporting higher density and reduced separation distances (16...SOURCE PDFOpen Original
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