SD23A/0212

Construction of a new 2 storey 3 bedroom detached pitched roof dwelling with a single storey flat roof rear projection within the side garden off the existing house. The vehicular entrance off Boot Road is as existing. Connection to all public services. All necessary ancillary site development works to facilitate this development

Refused

Core Refusal Reason

The proposed dwelling's excessive length and scale in close proximity to the boundary would result in significant overbearing and overshadowing impacts on the adjacent property (No. 105), failing to meet the 'RES' zoning objective to protect residential amenity.

Decision Maker's Conclusion

  • The dwelling's 16.25m length and 7.3m height, positioned behind the existing building line, would create an unacceptable overbearing and overshadowing effect on the private amenity space of No. 105 Boot Road.
  • The design relies on obscure glazing for primary habitable rooms (kitchen, living, and dining), which is an undesirable solution that negatively impacts daylight access and the quality of residential amenity.
  • The applicant failed to provide adequate technical details regarding Sustainable Urban Drainage Systems (SuDS) and feasible vehicular access arrangements that protect existing street trees and public infrastructure.

Cited Policies (CDP)

RES zoning objectiveSouth Dublin County Development Plan 2022-2028BRE Digest 365

Decision Document Summary

The proposal sought the construction of a two-storey, three-bedroom detached dwelling at 105 Boot Road, Clondalkin. The application was refused because the proposed structure, due to its significant depth and height relative to the neighboring property, would be visually dominant and overbearing. Additionally, the planning authority cited concerns regarding the lack of proper SuDS attenuation, unresolved vehicular access issues involving street trees, and a design layout that compromised the res...
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