3576/24
Planning permission for partial demolition and extension of the existing 337sqm two-storey residential building containing 8 apartments and construction of an additional 13 apartments in providing a new total of 21 apartments in a 1,597 sqm building over 4 storeys consisting of 9 one bed units and 12 two bedroom units, together with demolition of the existing 38sqm refuse and bike store. Private balconies are provided at ground and first floor facing east and enclosed courtyards / balcony private space is provided at roof level (4th floor) facing east, west and south. The scheme includes 21 carparking spaces, 44 bicycle spaces and 1 motorcycle parking space including enclosed bike storage, refuse storage, all with associated works.
Core Refusal Reason
The proposed development fails to provide an adequate standard of residential amenity for future occupants due to substandard unit sizes and lack of communal space, while also causing an overbearing impact and loss of privacy for neighboring properties.
Decision Maker's Conclusion
- The development provides a substandard level of residential amenity for future occupants due to inadequate unit sizes, insufficient floor-to-ceiling heights, and a total lack of communal amenity space and internal storage.
- The site layout is poorly conceived, with intense surface-level car parking and secluded access routes creating privacy issues and a low-quality living environment for ground-floor units.
- The scale, height, and insufficient separation distances of the proposed extension would result in an overbearing impact and undue overlooking of adjacent residential properties on Howth Road and Kilbarrack Road.
Cited Policies (CDP)
Decision Document Summary
The proposal involved the partial demolition and extension of an existing two-storey residential building at Island View Court, Kilbarrack Road, Dublin 5. Dublin City Council refused the application on the grounds that it represented overdevelopment of the site, failing to meet basic internal and external residential standards for future residents. Additionally, the design was found to be incompatible with its context, as the height and proximity to site boundaries would negatively impact the pr...PDF Document Missing
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