4549/23
Permission for demolition of existing garage to the rear of the existing property. The construction of 1no. new detached partial 2 storey, flat roofed, 2 bed dwelling to the rear of the existing house/site with one off-street car parking space and 1no. bicycle space with pedestrian, bicycle & vehicular access from Phillipsburg Avenue and all ancillary works.
Core Refusal Reason
The proposed development would provide a poor standard of residential amenity for future occupants due to a deficiency in both the quantum and quality of private open space, as well as a substandard internal layout with inadequate natural lighting and aspect.
Decision Maker's Conclusion
- The proposed private open space of 25 sq.m. is below the minimum standard of 30 sq.m. required for a 2-bed house under SPPR 2 of the Sustainable and Compact Settlements Guidelines and lacks a functional relationship with the living areas.
- The internal layout provides a poor level of residential amenity, particularly as the main ground floor living/dining area is served by only one window opening to the east, failing to maximize natural daylight.
- The development represents a substandard form of infill housing that would seriously injure the residential amenities of future occupiers and is contrary to the Z1 zoning objective to protect and improve residential amenities.
Cited Policies (CDP)
Decision Document Summary
The applicant sought permission to demolish an existing garage and construct a detached partial two-storey, two-bedroom infill dwelling in the side/rear garden of 1 Foyle Road, Dublin 3, with access from Philipsburgh Avenue. While the Inspector noted that the principle of residential consolidation is supported under Policy QHSN6 and the site's Z1 zoning, the specific proposal was found to be qualitatively deficient. The primary concerns centered on the substandard provision of private open space...PDF Document Missing
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