4948/23

For demolition of the existing garden shed and the construction of a three-storey mews house in the rear garden of the corner site of No.173 Clonliffe Road and 2A Jones Road, Dublin 3. The proposed house will be accessed from Jones Road and will have a roof garden accommodating screened private open space. Proposed works include all associated site works, including partial reconstruction of the boundary wall facing Jones Road and the insertion of an additional access gate in this wall.

Refused

Core Refusal Reason

While the Planning Authority initially refused due to overdevelopment and amenity impacts, the Inspector recommends a Grant of Permission, concluding that the revised proposal (reduced height and massing) is consistent with urban consolidation policies and does not significantly harm the residential conservation area or neighboring amenities.

Decision Maker's Conclusion

  • The revised development, which omits a second-floor storage room and reduces overall building height, aligns with strategic compact growth objectives for underutilised serviced lands.
  • The proposal would not have a significant adverse impact on the residential amenities of the original dwelling at No. 173 Clonliffe Road or other adjoining properties regarding overbearing or overshadowing.
  • The contemporary design solution and brick finish respect the character and setting of the Residential Conservation Area and comply with the requirements for infill development.

Cited Policies (CDP)

Z2 Zoning (Residential Conservation)Policy BHA9 (Archaeology & Built Heritage)Section 15.5.2 (Infill Development)Section 15.11 (House Development)Policy QHSN6 (Urban Consolidation)Policy QHSN10 (Urban Density)Section 15.15.2.2

Decision Document Summary

The applicant sought permission to demolish a shed and construct a two-storey infill dwelling in the rear garden of No. 173 Clonliffe Road, a corner site located within a Z2 Residential Conservation Area. The Planning Authority refused the application, citing overdevelopment and negative impacts on the original house's amenity. During the appeal process, the applicant submitted revised drawings reducing the building's height and massing. The Inspector found that these revisions, combined with th...
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