3161/23
PROTECTED STRUCTURE: The development will consist of the addition of a two storey, detached structure to the rear of the back garden of the existing protected residential dwelling structure. The proposed structure is to be used as a residential garage at ground floor level with 2 no. car parking spaces and vehicular access (existing) to the rear laneway and as an artist's studio at first floor level. Also for associated site and drainage works and the addition of solar panels at roof level of the proposed structure.
Core Planning Reasoning
The proposed two-storey structure, by virtue of its excessive scale, massing, and design features—including an external staircase and extensive glazing—would be overbearing, intrusive, and would seriously injure the residential amenities of neighbouring properties in a Z2 Conservation Area.
Decision Maker's Conclusion
- The 8-meter depth and 6.2-meter ridge height of the structure are significantly out of scale with existing ancillary buildings in the vicinity, resulting in an overbearing impact on adjacent gardens.
- The design's reliance on external access and extensive first-floor glazing creates unacceptable overlooking and privacy concerns that cannot be adequately mitigated by planning conditions.
- The development is contrary to the Dublin City Development Plan 2022-2028 objective for Z2 areas, which seeks to protect and improve the amenities of residential conservation areas.
Cited Policies (CDP)
Decision Document Summary
The applicant, Paul Geraghty, sought permission for a two-storey detached structure at the end of the rear garden of 116 St. Lawrence Road, Clontarf, which is a Protected Structure. The proposal comprised a ground-floor garage and a first-floor artist's studio with solar panels. While Dublin City Council initially granted permission, an appeal was lodged by neighbouring residents at No. 115. The Inspector found that although the principle of ancillary residential use is acceptable, the specific ...PDF Document Missing
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