3367/24
The proposed development comprises the following: (i) construction of a 2 storey 1 bedroom mews dwelling. The dwelling is a 1-bed unit with living/kitchen/ dining room, bathroom, and storage at ground floor and 1 no. bedroom with ensuite and roof terrace at first floor. Pedestrian access to the development will be provided from Blessington Place via St. Joseph's Place; (ii) provision of private outdoor amenity space in the form of a rear garden and terrace which features a 1.8m obscure glazed screen at first floor level; and (iii) drainage, landscaping and all associated ancillary works necessary to facilitate the development.
Core Refusal Reason
The proposal constitutes overdevelopment of a restricted site, providing inadequate private open space for both the proposed and existing dwelling, and featuring a poor-quality internal layout with significant overbearing impacts from surrounding properties.
Decision Maker's Conclusion
- The development fails to meet the minimum private open space requirements established in SPPR 2 of the Sustainable Residential Development and Compact Settlements Guidelines (2024), resulting in a shortfall for both the proposed mews and the existing main house.
- The internal layout is of poor quality due to the irregular and narrow site configuration, leading to living areas and bedrooms that fall below recommended width standards and lack meaningful storage provision.
- The proximity and height of existing buildings, specifically No. 23 and the rear return of No. 22 Blessington Street, would cause significant overbearing impacts and overshadowing, compromising the residential amenity of future occupants.
Cited Policies (CDP)
Decision Document Summary
The applicant sought permission to construct a 57 sq.m, two-storey, one-bedroom mews dwelling at the rear of a three-storey mid-terrace building on Blessington Street, a designated Z2 Conservation Area. While the principle of mews development is supported by local and national policy for compact urban growth, the Inspector found that this specific proposal fails to provide a satisfactory standard of residential amenity. Key issues identified include a separation distance of only 12.6m between op...PDF Document Missing
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