WEB1368/23

We, Brian & Jane O'Shaughnessy, intend to apply for planning permission for development consisting of (a) two storey extension to side, (b) one and two storey extensions to rear, (c) new window and rooflight to front of existing dwelling, (d) outbuilding to rear, (e) widening of existing vehicular entrance, (f) internal modifications to existing two storey semi-detached dwelling and all associated site works at 23 Valentia Road, Drumcondra, Dublin D09 XYF8.

Granted

Core Planning Reasoning

The proposed development is in accordance with the Z1 zoning objective of the Dublin City Development Plan 2022-2028 and is considered to be a well-designed extension that would not seriously injure the residential or visual amenities of the area, subject to standard planning conditions and design amendments proposed during the appeal process.

Decision Maker's Conclusion

  • The proposed development is acceptable in principle under the 'Sustainable Residential Neighbourhoods' zoning and is consistent with the established pattern of residential development in the locality.
  • The design amendments, including the reduction in the depth and height of the rear extensions, ensure that the proposal does not have an unduly overbearing impact or result in unacceptable overshadowing of the neighboring property at No. 25 Valentia Road.
  • Technical assessments for sunlight and daylight confirm compliance with BRE guidelines, and the proposal is considered to make a positive contribution to the streetscape while maintaining the character of the existing house.

Cited Policies (CDP)

Zoning Objective Z1Appendix 5 (Volume 2)Section 4.3.1 (Dimensions and Surfacing)Appendix 18 (Volume 2)Section 1.1 (General Design Principles)Section 1.2 (Extensions to Rear)Section 1.3 (Extension to Side)Section 1.4 (Privacy and Amenity)Section 1.6 (Daylight and Sunlight)Section 2.0 (Detached Habitable Rooms)Policy S124 (Surface Water Management)

Decision Document Summary

The application at 23 Valentia Road, Drumcondra, involves the construction of a contemporary two-storey side extension, single and two-storey rear extensions, and a 47sqm outbuilding containing a garden room and sauna. A third-party appeal was lodged by neighbors at No. 25 Valentia Road, expressing concerns about the scale and bulk of the extensions, loss of daylight/sunlight to their conservatory and living areas, and overbearing impacts. The Inspector's assessment highlights that the site is l...
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