3150/23

Permission is sought for construction of one residential block containing four apartments, 2 no. 2 bedroom and two no. 1 bedroom units in one 2 storey detached dormer building with off street parking for two cars, bicycle parking, bin store and SuDs unit on site on site between numbers 50 & 52 Jamestown Road, Finglas Dublin 11, ITM Coordinates 713267, 739279 with access only as existing from Jamestown Road.

Refused

Core Refusal Reason

Refusal is recommended due to significant negative impacts on the residential amenity of neighboring properties—specifically overlooking, overbearing visual impact, and overshadowing—and the failure to demonstrate adequate daylight and sunlight for future occupants.

Decision Maker's Conclusion

  • The scale and proximity of the proposed block to site boundaries would seriously injure the amenities of adjoining properties in Gofton Hall and Jamestown Road by virtue of overlooking and an overbearing visual presence.
  • The proposed development fails to provide a satisfactory standard of residential amenity for future occupants due to inadequate daylight/sunlight penetration and the constrained layout of private and communal open spaces.
  • The proposal represents an over-development of a restricted backland site and is contrary to the specific apartment standards and residential protection policies of the Dublin City Development Plan 2022-2028.

Cited Policies (CDP)

Objective Z1SDRA3Objective QHSN04Policy QHSN6Section 15.13.4Section 15.5.2Section 15.9Section 15.9.4Section 15.9.7Section 15.9.16.1Appendix 3 (Table 2)Appendix 16SPPR4

Decision Document Summary

The proposal consists of a two-storey block containing four apartments (two 1-bed and two 2-bed units) on a restricted L-shaped backland site in Finglas, Dublin 11. While the site is zoned 'Objective Z1' for residential use and policies generally support densification (QHSN04), the Inspector found the design to be poorly suited to the site's constraints. Key arguments for refusal centered on the proximity of the building to existing rear gardens—often less than 2 metres away—which would cause si...
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