WEB1449/23

Planning permission is sought for 1no. detached, two-storey, 3-bed family house and associated site and landscaping works, to include a boundary wall to the garden. Vehicle access is proposed from the west of the site from Inchicore Square with 1no. parking space. Refuse storage and 2no. cycle spaces are located within the curtilage of the site.

Refused

Core Refusal Reason

The Inspector recommends a grant of permission, overturning the Planning Authority's refusal, on the basis that the development is consistent with the Z2 zoning objective, respects the architectural character of the conservation area, and provides safe vehicular access despite the constrained laneway width.

Decision Maker's Conclusion

  • The proposed development is acceptable in principle under the Z2 residential conservation area zoning and successfully consolidates an underutilised backland site in line with national compact growth policies.
  • The contemporary design of the house respects the height, scale, and pattern of development in the historic Inchicore Railway Works Estate and will not negatively impact the residential or visual amenities of the area.
  • While the surrounding laneway network is narrow, the low traffic volumes and proposed site revisions (including improved visibility splays) ensure that the development will not create an unacceptable traffic hazard or pedestrian conflict.

Cited Policies (CDP)

Zoning Objective Z2Section 15.13.3 (Infill development)Section 15.13.4 (Backland housing)Policy QHSN6Policy QHSN10Policy GI41 (Tree protection)Policy BHA9 (Conservation Areas)Section 11.5.3 (Conservation)Section 15.15.2.2 (Development in Conservation Areas)Table 15-1 (Service Delivery and Access Strategy)Section 15.13.5 (Mews development)Section 4.3.1 (Vehicular openings)Appendix 5, Section 4.3.8 (Mews laneway standards)

Decision Document Summary

The proposal involves the construction of a detached two-storey, three-bedroom dwelling of 168 sq.m on a backland site to the rear of 14 Inchicore Terrace North, Dublin 8. The site is situated within a historic railway works estate zoned as a Residential Conservation Area (Z2). Dublin City Council originally refused permission, citing visual incongruity, overdevelopment of the plot, and the substandard width of the access laneways. However, the Inspector's assessment found that the site is uniqu...
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