3254/24
The development will consist of: a) Removal of existing fencing, gates and site clearance. b) Construction of 2 no. 2 storey, 3 bedroomed dwellings incorporating off-street car parking. c) All associated site works including all boundary treatments, hard and soft landscaping, associated external alterations and connections to services and utilities.
Core Refusal Reason
The proposed development is accessed via Garville Lane Upper, which is seriously deficient in width and lacks adequate vehicle turning facilities, leading to hazardous traffic movements and setting an undesirable precedent for piecemeal, uncoordinated development.
Decision Maker's Conclusion
- Garville Lane Upper is seriously deficient in width and lacks the capacity to safely accommodate the increase in vehicle and pedestrian traffic generated by the proposal.
- The proposal constitutes uncoordinated, piecemeal development that fails to provide a comprehensive strategy for upgrading the laneway to meet the minimum required width of 5.5m.
- The development would result in hazardous traffic manoeuvres at the junction with Rathgar Avenue, endangering public safety and conflicting with the proper planning and sustainable development of the area.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for two 3-bedroom, 2-storey mews dwellings on a vacant 248sqm site at the rear of 58-60 Garville Avenue Upper, Rathgar. The site is situated within a Z2 Residential Conservation Area and fronts onto Garville Lane Upper, a narrow (c.3.8m to 4.2m), unlit cul-de-sac in poor condition. While the Inspector accepts the general principle of residential infill on serviced brownfield land, the report highlights critical safety concerns regarding access. The laneway's widt...PDF Document Missing
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