Core Refusal Reason
The Planning Authority initially refused permission because the proposed shed extension would be located within 1.6m of a public surface water sewer, contravening the 3m separation distance required by the Greater Dublin Strategic Drainage Study (GDSDS). However, the Inspector recommends granting permission, arguing that the proximity is consistent with existing site structures and that technical risks can be mitigated through engineering solutions.
Decision Maker's Conclusion
- The design and scale of the shed extension are considered modest and acceptable within the 'RES' zoning, posing no significant threat to the visual or residential amenities of the surrounding area.
- Strict adherence to the 3-meter separation distance from the public sewer is deemed unreasonable given that the existing dwelling extension already maintains a similar reduced clearance (approx. 1.7m) from the same pipe.
- Technical concerns regarding sewer access and loading can be adequately addressed through the use of lightweight construction materials and foundations stepped below the invert level of the pipe.
Cited Policies (CDP)
South Dublin County Development Plan 2022-2028Zoning Objective 'RES' - Existing ResidentialPolicy G14 (Sustainable Drainage Systems)GI4 Objective 1GI4 Objective 6
Decision Document Summary
The application seeks permission to extend an existing garden shed and increase its roof height from 2.68m to 3.385m at a corner site in Tallaght. South Dublin County Council refused the development primarily due to its proximity to a 225mm public surface water sewer, citing potential damage and maintenance access issues under the GDSDS. On appeal, the Inspector notes that the site context already includes a house extension situated closer to the sewer than standard requirements allow. The Inspe...SOURCE PDFOpen Original
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