3354/23
Planning permission at the rear of No. 67 Merrion Road (D04 RD40) and to the rear of the adjoining No. 69 Merrion Road, Dublin 4 and including parts of the adjoining laneway (between No's 65 and 67 Merrion Road) off Merrion Road leading to the Wanderers Football Club adjoining the site to the rear. The proposed development comprises the relocation of an existing vehicular access gate to the adjoining laneway off Merrion Road serving the Wanderers Football Club and the formation of a new vehicular access onto the lane to serve the proposed residential development (to the rear of No. 67 and 69 Merrion Road). The proposed residential development consists of the sub-division of the rear garden of No. 67 Merrion Road and the erection of 6 no. terraced houses comprising: 1 no. 2 bedroom house (of 2-storey height); 1 no. 3 bedroom house (of 2-storey height) and 4 no. 4 bedroom houses (of 3-storey height) all with private amenity space in the form of roof terraces / balconies. The 2-storey houses backing onto No. 67 Merrion Road benefit from north-east and south-west facing terraces / balconies at first floor level, respectively. The 3-storey houses backing onto the rear garden of No. 69 Merrion Road benefit from south-east facing terraces /balconies at first floor level and north-west balconies / terraces at second floor level. An enclosed communal bin store is provided within the enclosed forecourt area that also provides 6 no. car parking spaces (including one accessible parking space) and a single motorcycle parking space. An integrated communal bicycle storeroom provides secure parking / storage for 12 no. bicycles and 2 external visitor bicycle spaces are provided. The development includes for all associated site works (including the relocation of an existing pedestrian access gate along the northern boundary of No. 67 Merrion Road-and the closure of existing vehicular gates and infill of the existing stone boundary wall to the rear of No. 67 Merrion Road (on a like-for-like basis) together with the hard- and soft landscaping of the site.
Core Refusal Reason
The Inspector recommended granting permission, reversing the Planning Authority's refusal, on the basis that the infill development is compatible with the Z2 zoning, provides an acceptable standard of residential amenity for future occupants, and does not significantly injure the amenities of surrounding properties through overbearing or overlooking.
Decision Maker's Conclusion
- The proposed residential density of c. 48 units per hectare and site coverage are appropriate for this backland site and align with national and local policies for compact urban growth.
- Revised design measures, specifically the use of 'blinkered' windows and timber screens, successfully mitigate potential overlooking impacts on adjacent properties, including the Indian Embassy complex.
- While some units fall below standard private open space requirements, a relaxation is justified given the high quality of internal accommodation and the site's proximity to significant public amenities like Herbert Park.
Cited Policies (CDP)
Decision Document Summary
This report pertains to a first-party appeal against Dublin City Council's decision to refuse permission for 6 houses at the rear of 67 and 69 Merrion Road, Dublin 4. The site is a backland area within a residential conservation area (Z2 zoning), characterized by large Victorian semi-detached houses. The development comprises two 2-storey semi-detached units and a terrace of four 3-storey dwellings. The Planning Authority's refusal centered on overbearing impacts on a caretaker's unit at the Ind...PDF Document Missing
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