3799/24

The demolition of the existing bungalow and the construction of 6 number 3 storey terraced houses behind the existing boundary wall. The permission sought will also include parking for cars and bikes as well as a bin store, alterations to the existing vehicular access, and 3 new pedestrian access points onto Lawrence Grove. Other external works will include landscaping, site services and associated drainage.

Granted

Core Planning Reasoning

The proposed development would negatively impact the integrity and setting of neighboring NIAH-rated Georgian structures, requires the removal of a significant treeline contrary to Policy GI41, creates a traffic safety risk due to a restricted parking courtyard, and fails to provide adequate analysis to rule out significant overshadowing of adjacent properties.

Decision Maker's Conclusion

  • The proposal fails to respect the historic character of the area, specifically the setting of the 'regionally important' Georgian buildings on Hollybrook Park, by proposing a structure that is too close and dominant in scale.
  • The internal site design for vehicle tracking and parking is substandard, potentially restricting the movement of emergency and delivery vehicles and creating a hazard for pedestrians.
  • The application was fundamentally deficient in technical evidence, notably the absence of a demolition justification report and comparative shadow analysis to prove no adverse impact on residential amenities.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Z1 Sustainable Residential NeighbourhoodsSection 15.13.4 (Backland Housing)Policy GI41 (Protecting Existing Trees)Section 15.7.1 (Re-use of Existing Buildings)Policy QHSN12 (Neighbourhood Development)Policy QHSN6 (Urban Consolidation)Policy CA6 (Retrofitting and Reuse of Existing Buildings)Section 15.8.7 (Financial Contributions in Lieu of Open Space)Table 15-4 (Public Open Space Requirements)Appendix 16 (Daylight and Sunlight Assessments)

Decision Document Summary

This Inspector's Report assesses a third-party appeal against the grant of permission for 6 three-storey terraced houses at 2 Lawrence Grove, Clontarf. The site is a sensitive backland area originally part of the rear garden of No. 20 Hollybrook Park, a semi-detached Georgian house. While the proposed density (60uph) is consistent with national compact growth guidelines, the Inspector found the specific proposal to be overdevelopment. Key arguments centered on the 'jarring' proximity of the new ...
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