3925/23

The proposed development will consist of the demolition of existing single storey garage and side pedestrian entrance gate (previously approved under Reg Ref. 1519/04) and the construction of a 2 storey, 2 bedroom, 4 person contemporary mews dwelling (c. 98m2 GFA), 1 no. within curtilage car parking space with vehicular access via 'The Grove, Beach Avenue Sandymount, Dublin 4', and all associated site works necessary to facilitate the development.

Refused

Core Refusal Reason

The proposed development, by reason of its form, scale, and design, would be visually obtrusive, overbearing, and incongruous, failing to protect the character of the Residential Conservation Area and seriously injuring the residential amenities of neighboring properties through overlooking and overbearance.

Decision Maker's Conclusion

  • The dwelling would be visually obtrusive and out of character with the Z2 Residential Conservation Area, failing to enhance or protect the distinctiveness of the architectural setting.
  • The 14.5m long first-floor element would be unacceptably overbearing on No. 24 Sandymount Road and would lead to significant overlooking of the private amenity space at No. 42A Seafort Gardens.
  • The proposal contravenes the Z2 land use zoning objective and specific development plan policies (SC5, BHA9, and 15.13.4) intended to safeguard visual and residential amenities.

Cited Policies (CDP)

Section 15.13.4 (Backland Housing)Section 15.13.5 (Mews)Policy BHA9 (Conservation Areas)Policy SC5 (Urban Design)Policy QHSN6 (Urban Consolidation)Policy QHSNO4 (Densification of Suburbs)Section 8.5.7 (Car Parking)Policy SMT27 (Car Parking)Section 9.5.3 (Flood Management)Policy SI23 (Green Blue Roofs)

Decision Document Summary

This appeal relates to a proposal for a two-storey, two-bedroom mews dwelling (approx. 98sqm) at the rear of No. 22 Sandymount Road, Dublin 4. The site is located at the end of a residential cul-de-sac called The Grove and is zoned 'Z2' (Residential Conservation Area). While the Inspector noted that residential development is permitted in principle and that the site can accommodate a dwelling, the specific design was found to be problematic. The Inspector highlighted that the first-floor element...
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