3028/23

The development will consist of (i) removal of existing western boundary treatment to Tritonville Lane; (ii) construction of 2 no. two-storey four-bedroom flat-roofed, with 4 no. rooflights, residential dwellings each served by private amenity space to side/rear; (iii) provision of bin store and vehicular parking area (2 no. spaces) to the front of each dwelling and directly accessible via Tritonville Lane; and, (iv) all ancillary works, inclusive of boundary treatments, landscaping and drainage works, necessary to facilitate the development.

Refused

Core Refusal Reason

The proposal was refused due to overdevelopment characterized by excessive height, bulk, and massing that is out of character with the area, as well as an unacceptable flood risk for highly vulnerable residential development in Flood Zone A/B.

Decision Maker's Conclusion

  • The proposed development represents overdevelopment of a restricted mews/infill site, featuring a monolithic scale and contemporary materials (metal cladding) that are discordant with the established architectural character of the area.
  • The siting and excessive fenestration would result in an overbearing impact and a significant loss of privacy for both existing residents and future occupants, failing to meet required separation standards.
  • The applicant failed to satisfy the Justification Test regarding flood risk, as the site is located in a high-probability flood area (Zone A/B) and the proposed finished floor levels do not provide adequate protection against extreme fluvial and tidal events.

Cited Policies (CDP)

Zoning Objective Z1 (Sustainable Residential Neighbourhoods)Section 15.5.2 (Infill Development)Section 15.13.5 (Mews)Section 15.13.4 (Backland Housing)Policy BHA14 (Mews)Section 15.11.4 (Separation Distances)Section 15.4 (Key Design Principles)Section 15.5.7 (Materials and Finishes)Section 15.5.5 (Density)Section 15.5.6 (Plot Ratio and Site Coverage)

Decision Document Summary

The proposal involves the construction of 2 no. semi-detached two-storey dwellings on a 0.058ha site at Tritonville Lane, Sandymount, which functions as a narrow mews lane. While residential use is permitted in principle under the Z1 zoning, the Inspector found the specific design—characterized by a 26.5m long continuous roofline and vertical metal cladding—to be visually intrusive and out of sync with the surrounding residential conservation area. A primary argument centered on the impact on No...
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