4062/23
PROTECTED STRUCTURE: the development will consist / consists of an amendment to the permitted development as granted under Reg. Ref. 4018/18, namely the modification of permitted Block A; a 3 storey apartment building (1,159sqm) containing 6 no. 3 bed single storey apartment and 6 no. 2 bed single storey apartments (12 no. in total); to incorporate an internal reconfiguration to provide 2 no. 3 bed single storey apartments, 6no 2 bed single storey apartments and 8 no. 1 bed single storey apartments (16 no. in total). The proposal includes minor modifications to the permitted site development, landscape works and car parking spaces within the landscaped courtyard and all other associated ancillary works arising. No changes are proposed in relation to the location, footprint, gross internal area or height of the permitted block. There are no amendments proposed to the granted block b 2 storey apartment building (182sqm) Reg. Ref. 4018/18). There are no works proposed to the protected structure (RPS ref. 2791) arising from this application.
Core Refusal Reason
The proposal provides substandard residential amenity for future occupants and negatively impacts the privacy and amenity of neighboring properties.
Decision Maker's Conclusion
- The additional residential units provide substandard accommodation due to inadequate daylighting and a failure to meet minimum floor space requirements.
- The development is contrary to the Z1 zoning objective which seeks to protect, provide, and improve residential amenity.
- The proposed balconies would result in undue overlooking and excessive noise disturbance, seriously injuring the residential amenity of adjacent properties at 53 and 57 Naas Road.
Cited Policies (CDP)
Decision Document Summary
The application sought amendments to a development at Hollybrook House, a Protected Structure located at 55 Naas Road, Dublin 12. Dublin City Council refused the proposal primarily because the internal living conditions for future residents were deemed substandard due to poor daylighting and insufficient floor area relative to Development Plan standards. Additionally, the inclusion of balconies in close proximity to site boundaries was found to cause unacceptable overlooking and noise impacts on...PDF Document Missing
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