WEB1655/23
The demolition of a single storey side extension comprising walk in wardrobe, en suite bathroom and external storage area to existing 2 storey detached dwelling to facilitate a new access road for the construction of a 2 storey 3 bedroom detached dwelling comprising 3 no. bedrooms, en suite bathroom, home office, utility, storage and bathroom at ground floor level, kitchen / dining / living area, TV room, WC, hall and private terrace at first floor level, sunken enclosed courtyard and terraced garden, bike & bin store, external store and associated site works including 2 no. parking spaces all to the rear of existing 2 storey detached dwelling.
Core Refusal Reason
The proposed development is considered overdevelopment that would seriously injure the residential amenities of the host property and adjoining properties through significant overlooking and overbearing impacts, while failing to provide a sufficient standard of amenity for future residents, contrary to the Z1 zoning objective and specific development plan standards for infill and backland housing.
Decision Maker's Conclusion
- The dwelling would result in detrimental overlooking and overbearing impacts on the gardens of Nos. 36A and 36C due to its height, massing, and close proximity (1.5m) to side boundaries.
- The proposal represents a visually incongruous intervention into a secluded, sylvan landscape that does not respect the character of the existing row of detached dwellings.
- The development fails to meet minimum separation and private open space requirements, representing an unsustainable overdevelopment of a constrained hillside site.
Cited Policies (CDP)
Decision Document Summary
This report concerns a first-party appeal against Dublin City Council's refusal to grant permission for a 165 sqm two-storey detached dwelling in the garden of 'The Sheiling', 36B Chapelizod Hill Road. The site is part of a row of six houses on a steep hillside overlooking the Liffey Valley, accessed via a narrow private laneway. The Inspector identifies significant residential amenity issues, noting that the 7m separation from the host property and elevated first-floor terraces would lead to se...PDF Document Missing
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