WEB5298/25
RETENTION & PERMISSON: is sought for the demolition of a single storey shed structure to the rear of No. 23 Harrington Street and to the north of No. 12 Stamer Street. Permission is sought for alterations to a previously granted residential development under Reg. Ref. 3815/23. The alterations proposed include: (i) construction of 2 no. three-storey over basement semi-detached residential dwellings (1 no. 3 bed unit (House Type A) and 1 no. 4 bed unit (House Type B). (ii) House A provides for private open space at basement and ground floor with a terrace at second floor level (totalling 36.2 sqm) and House B provides for private open space at ground floor level with a terrace at second floor level (totalling 40.7 sqm). (iii) Provision is made for bin stores and secure bicycle parking spaces for each unit within the curtilage of the site. (iv) The proposal also includes alterations to the existing boundary wall including the omission of the existing vehicular entrance to provide for a pedestrian entrance to House A and separate pedestrian entrance to House B; and (v) all associated works, including boundary treatments, landscaping, drainage and engineering works necessary to facilitate the development.
Core Refusal Reason
Inadequate residential amenity due to poor quality private open space and substandard basement-level living conditions.
Decision Maker's Conclusion
- The proposed private open space is insufficient in quantity and quality, particularly for House A where it is primarily located below street level.
- The inclusion of primary living and bedroom accommodation at basement level results in poor outlook and restricted natural light, especially in House B where outlook is limited to a narrow light well.
- The development fails to meet minimum standards set out in the Dublin City Development Plan 2022–2028 and national guidelines, resulting in a substandard level of residential amenity for future occupants.
Cited Policies (CDP)
Decision Document Summary
This application sought retention and permission for the demolition of a single-storey shed and the development of residential units on a site located to the rear of 23 Harrington Street and side of 12 Stamer Street, Dublin 8. The proposal was refused by the local authority because it failed to provide a satisfactory standard of residential amenity. The decision highlighted the inadequate quantity and quality of private open space, as well as the substandard nature of the basement-level living a...PDF Document Missing
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