Core Refusal Reason
Inadequate front garden depth (4.5m vs the required 6m) to accommodate off-street parking, which would likely lead to vehicles encroaching on the public footpath and compromising pedestrian safety.
Decision Maker's Conclusion
- The proposed parking clearance of 4.507m is significantly below the minimum requirement of 6m, necessitating either sidewalk obstruction or outward-opening gates, both of which are safety hazards.
- The first-floor bedroom window design would result in an unsatisfactory level of direct overlooking into neighboring private open space areas.
- The proposed development would not have an overbearing impact on the adjoining property to the east due to the 6m separation distance and the lack of habitable windows on the neighbor's gable.
Cited Policies (CDP)
Zoning Objective RESSection 6.7.3 (Private and Semi-Private Open Space)Section 6.8 (Residential Consolidation in Urban Areas)Section 6.8.1 (Infill, Backland, Subdivision and Corner Sites)Policy H9 (Private and Semi-Private Open Space Policy)Policy H11 Objective 3 (Private open spaces)Policy H13 (Residential Consolidation)Policy H13 Objective 2Policy H13 Objective 3Policy H13 Objective 5Section 12.6.7 (Residential Standards)Table 3.20 (Minimum Standards for Housing)Section 12.6.8 (Residential Consolidation / Corner / Side Garden Sites)Section 12.7.4 (Car Parking Standards)
Decision Document Summary
The applicant sought permission to demolish an existing extension and construct a new two-storey, two-bedroom semi-detached townhouse on a 0.015-hectare corner site at 45 Pairc Mhuire, Saggart. The site is located in an established residential estate zoned 'RES' for the protection/improvement of residential amenity. While the Inspector found the principle of residential consolidation and the provision of private open space generally acceptable, the specific design was found wanting. The primary ...SOURCE PDFOpen Original
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