3861/23
PERMISSION: The development will consist of alterations to a previously approved development, Dublin City Council Register Reference 2027/21, An Bord Pleanála Reference ABP-311013-21, which provided for; partial demolition and renovation of 'The Barn' as a two bedroom, two storey detached house with apex rooflight; construction of 5 no. three bedroom, two storey terraced houses; construction of 2 no. two bedroom, two storey semi-detached houses; access is from the existing entrance on Riversdale Avenue; 8 no. car parking spaces will be provided to the front of the houses; all associated site development works, landscaping and boundary treatment works. The amendments to the previously approved scheme are as follows: 1. Alterations and reconfiguration of the layout of 'The Barn', to include an extended ground floor containing living and ancillary accommodation, resulting in a two storey part single storey 2 bedroom house. 2. Alterations and reconfiguration of the terrace of 5no houses, to include the addition of a third storey in a barrel vaulted roof and reconfiguration of the ground floor layouts to the rear, resulting in three storey, part single storey 3 bedroom houses. 3. Alterations, reconfiguration and extension of the 2 no. 2 bedroom, two storey semi-detached houses. 4. The proposed amendments will include changes to the elevations. 5. The quantity of carparking spaces is increased to 11 no. 6. Amendments to the associated site development works and landscaping.
Core Planning Reasoning
The Inspector recommends a GRANT of permission, concluding that the proposed amendments are acceptable in terms of density, scale, and design, provided that the third floor of House No. 1 is omitted to protect the daylight and outlook of the neighboring property to the north.
Decision Maker's Conclusion
- The principle of residential development for 8 units is established; the addition of a third storey via barrel-vaulted roofs is consistent with national and local policies for compact growth and densification in suburban areas.
- Potential overbearing impacts and loss of light to the dwelling to the north (No. 9 Riversdale Avenue) can be successfully mitigated by a condition requiring the omission of the barrel-vaulted roof from House No. 1.
- The development respects the character and setting of the nearby Protected Structure (Riversdale House) due to substantial separation distances (over 35m) and the presence of intervening screened structures.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks amendments to a previously permitted development (ABP-311013-21) on a 0.26-hectare L-shaped site at the end of a cul-de-sac in Terenure. Key changes include adding a third floor to five terrace houses using barrel-vaulted roofs (increasing height from 7m to 9.8m), extending two semi-detached units, and significantly expanding 'The Barn' (a mid-19th-century structure) via a new single-storey block. Third-party appellants argued the scheme was an overdevelopment with excessive m...PDF Document Missing
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