WEB1880/23

The development consists of new vehicular access to Cooleen Avenue, the demolition of existing single storey extension and garage to the rear and the construction of a new single storey flat roof extension to the rear of the existing dwelling to incorporate new kitchen, living, utility, WC & storage space. The development is to include pitched roof canopy to the front, internal alterations, window removal to the side at ground floor, landscaping and all ancillary site works and drainage as required.

Granted

Core Planning Reasoning

The proposed development, comprising a domestic extension and a new vehicular access, is consistent with the Z1 residential zoning objective and would not seriously injure the residential or visual amenities of the area or neighboring properties.

Decision Maker's Conclusion

  • The proposed single-storey rear extension, with a height of 3.5m and a setback of 0.751m from the boundary, is acceptable in scale and will not result in significant overshadowing or overbearing impacts.
  • The dispute regarding the ownership of the boundary/party wall is a civil matter between parties and does not provide a reasonable basis for refusal of planning permission under the Development Management Guidelines.
  • Potential impacts on the adjacent street tree can be successfully mitigated by conditioning a reduction in the vehicular entrance width to 2.5 metres and implementing specific tree protection measures during construction.

Cited Policies (CDP)

Zoning Objective Z1Appendix 5, Section 4.3 (Parking in Front Gardens)Appendix 5, Section 4.3.1 (Dimensions and Surfacing)Appendix 5, Section 4.3.2 (Impact on Street Trees)Appendix 18 (Ancillary Residential Accommodation)Appendix 18, Section 1.1 (General Design Principles)Appendix 18, Section 1.2 (Extensions to Rear)Appendix 18, Section 1.4 (Privacy and Amenity)Appendix 18, Section 1.6 (Daylight and Sunlight)

Decision Document Summary

The application at 16 Cooleen Avenue, Beaumont, Dublin 9, involves the demolition of an existing rear extension and garage, the construction of a new 8.5m deep single-storey rear extension, a front canopy, and a new 3m wide vehicular entrance. A third-party appeal was lodged by neighbors at No. 18, citing concerns over overlooking from high-level windows, overshadowing, legal disputes over a party wall, and encroachment onto a shared wayleave. The Inspector found that the revised plans (submitte...
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