3069/24

The proposed development works consist of (a)the demolition of an existing two storey side extension to the original property, and a proposed ground floor single storey extension to the rear, along with ground and first floor reconfigurations, and a dormer extension to the back with all associated alterations, site works and ancillary works - all proposed to the original property. (b) the construction of a 4 bedroom, 2 storey with attic accommodation and a dormer extension to the back, end-of-terrace dwelling (18A) to the side of number 18 Merlyn Road, with all associated alterations, site works and ancillary works. New pedestrian access to the side of the new property is proposed and 18A Merlyn Road will use the existing vehicular access entrance which currently serves the existing house. (c) a new vehicular access entrance along Merlyn Road which will serve as the new entrance to 18 Merlyn Road with all associated alterations, site works and ancillary works. (d) Garden studio and storage structures to the rear of both 18 and 18A Merlyn Road with all associated alterations, site works and ancillary works.

Granted

Core Planning Reasoning

The Inspector recommended granting permission (subject to conditions) because the proposed infill dwelling and extensions represent compact growth on a serviced site zoned for residential use (Z1), and the design—following modifications such as setbacks from the eastern boundary and increased separation between rear dormers—is considered compatible with the character of the streetscape and the residential amenities of neighbouring properties.

Decision Maker's Conclusion

  • The principle of the development is acceptable under the Z1 zoning and national compact growth strategies, as the corner site can accommodate an infill dwelling without constituting overdevelopment.
  • Potential impacts on visual and residential amenity, including terracing and overbearing concerns, are mitigated by conditioning a setback from the eastern boundary and maintaining the 'A' line roof profile to mirror the existing dwelling.
  • Sustainable transport and tree protection objectives are upheld by omitting the proposed new vehicular entrance and widening of the existing entrance, ensuring no loss of on-street parking or damage to the root system of the mature street tree.

Cited Policies (CDP)

Zoning Objective Z1 (Sustainable Residential Neighbourhoods)Chapter 5: Policy QHSN6 - Urban ConsolidationChapter 5: Policy QHSN37 - Houses & ApartmentsSection 15.5.2 - Infill DevelopmentSection 15.6.9 - Trees and HedgerowsSection 15.11.2 - Aspect, Daylight/Sunlight & VentilationSection 15.13.3 - Infill/Side Garden Housing DevelopmentsAppendix 5: Transport and Mobility (Section 4.1 and 4.3.2)Appendix 18: Ancillary Residential Accommodation (Section 1.1, 1.2, 1.4, 1.7, and 5)

Decision Document Summary

The case involves a proposal for the demolition of a two-storey side extension at 18 Merlyn Road, Dublin 4, and the subsequent construction of a new 4-bedroom end-of-terrace dwelling, extensions to the existing house, and garden studios. The site is a corner plot in a mid-20th-century residential suburb in Ballsbridge. While Dublin City Council granted permission, third-party appellants raised significant concerns regarding the 'terracing' effect, flooding, overlooking from dormer windows, and t...
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