Core Refusal Reason
The proposed development provides inadequate qualitative and quantitative private open space, significantly failing to meet minimum standards for a 4-bedroom house, which constitutes overdevelopment and results in substandard residential amenity for future occupants.
Decision Maker's Conclusion
- The total area of meaningful private open space provided is approximately 22 sqm, which is significantly below the minimum requirement of 50 sqm set out in SPPR 2 for a 4-bedroom house.
- The proposed rear yard is of poor quality due to its triangular configuration and restricted width, offering no meaningful amenity value and suffering from complete overshadowing.
- The proposal constitutes overdevelopment of the subject site and would establish an undesirable precedent for similar substandard residential development within the administrative area.
Cited Policies (CDP)
Section 12.8.3.3 (i) (Private Open Space for Houses)Section 12.3.7.1 (ii) (Extensions to the Rear)Section 12.10 (Table 12.10 regarding open space requirements)SPPR 2 of the Sustainable Residential Development and Compact Settlements: Guidelines for Planning Authorities (2024)
Decision Document Summary
The applicant sought to redesign a previously permitted single-storey 3-bedroom dwelling at 40 Thornhill Oaks, Blackrock, into a larger 215 sqm, part-two-storey 4-bedroom residence. The site is situated at the entrance of a new residential scheme that also contains Thornhill House, a Protected Structure. While Dun Laoghaire Rathdown County Council refused permission on grounds of both open space quality and visual incongruity at a sensitive entrance location, the Inspector’s assessment was more ...SOURCE PDFOpen Original
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