Core Planning Reasoning
The proposed development would cause significant injury to the residential amenity of adjoining properties through overlooking and would negatively impact the architectural heritage setting of the historic Marino Gate Lodge (NIAH) due to inappropriate scale and the removal of mature landscaping.
Decision Maker's Conclusion
- The 10m separation distance between the proposed dwellings and existing balconies at Rosemount is insufficient to prevent overlooking, contrary to the 16m requirement in SPPR1 of the Compact Settlement Guidelines.
- The orientation of the proposed houses fails to address the prominent Griffith Avenue frontage, neglecting to create an attractive streetscape or respect the established building pattern of the area.
- The large-scale removal of mature trees and the introduction of two-to-three-storey dwellings would detrimentally affect the context and setting of the single-storey Marino Gate Lodge, a building of regional importance on the NIAH.
Cited Policies (CDP)
Zoning Z1Section 15.13.3Section 15.13.4Policy BHA4Policy BHA15Policy QHSN2Policy QHSN6Policy QHSN11Section 11.5.3Section 15.15.2.4Policy GI02Policy GI14Section 15.6.9
Decision Document Summary
The proposal involves the construction of two four-bedroom, semi-detached houses on a 515sq.m greenfield site located to the rear of 5B Griffith Avenue (a historic Gate Lodge). While Dublin City Council initially granted permission, the Inspector's assessment recommends refusal based on third-party appeals. The site is characterized by heavy tree cover and sits at a prominent junction. The Inspector argues that the development constitutes an over-intensification of a constrained site, leading to...SOURCE PDFOpen Original
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