Core Refusal Reason
The proposed development would result in a substandard form of residential amenity due to its location in the front garden of the host dwelling, leading to inadequate private open space, lack of defensible space from the public footpath, and unacceptable mutual overlooking with the existing property.
Decision Maker's Conclusion
- The proximity of the proposed dwelling to the host property at no. 18 Kilkieran Court results in poor privacy and an unacceptable level of mutual overlooking between the two dwellings.
- The revised setback of 200mm from the public footpath is considered inadequate to provide the necessary 'defensible space' and privacy strip required for ground floor windows in urban settings.
- The proposal represents a haphazard and disorderly form of development that constitutes overdevelopment of a restricted site and would set an undesirable precedent for similar development in the area.
Cited Policies (CDP)
Zoning Objective Z1Policy QHSN6Policy QHSN10Section 15.8Section 15.11Section 15.11.3Section 15.13.3
Decision Document Summary
This report concerns a first-party appeal against Dublin City Council's refusal of permission for a 60 sq.m. single-storey, two-bedroom dwelling located in the front garden/driveway of 18 Kilkieran Court, Cabra West. While infill development is generally supported under the Z1 zoning objective, the Inspector identified several critical failures regarding residential amenity. Key issues included the site's restricted 0.0125ha area, the north-facing orientation of the private open space, and the l...SOURCE PDFOpen Original
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