SD22A/0023

(i) Construction of 1 two storey two-bedroom, infill dwelling serviced by private amenity space to rear and 1 on-curtilage vehicular parking space accessible via Barrack Court; (ii) provision of 2 replacement vehicular parking spaces for use by residents of Barrack Court; and (iii) all ancillary works, inclusive of SuDs surface water drainage, site works, boundary treatments and landscaping necessary to facilitate development.

Refused

Core Refusal Reason

The applicant failed to demonstrate sufficient legal interest or consent to utilize the access through Barrack Court or to relocate existing parking spaces, and the proposed parking arrangement would create a traffic hazard and negatively impact the residential amenity of existing residents.

Decision Maker's Conclusion

  • The proposed infill dwelling is acceptable in principle and the design is sympathetic to the surrounding context, including the nearby Protected Structure and Architectural Conservation Area.
  • The applicant has not proven they have the legal right or third-party consent to modify the layout of Barrack Court to provide site access or relocate existing car parking spaces.
  • The proposed parking relocation is substandard and haphazard, likely leading to dangerous reversing maneuvers and a loss of amenity for existing residents within the Barrack Court development.

Cited Policies (CDP)

South Dublin County Development Plan 2022-2028Policy SM7 Objective 10Policy SM7 Objective 11Section 12.6.8Policy CS10 (Rathcoole)CS10 Objective 2Section 6.8H13 Objective 2H13 Objective 5Section 12.6Table 12.20Policy NCBH19 Objective 1 & 2NCBH20 Objective 3 & 5

Decision Document Summary

The proposal involves the construction of a 100.8 sq.m two-storey infill dwelling on a 0.03 ha landlocked site to the rear of 'The Copper Kettle' (a Protected Structure) in Rathcoole. While the Inspector found that the revised design successfully addressed previous concerns regarding overdevelopment, overshadowing, and heritage impact, the primary issue remains the 'landlocked' nature of the site. Access is only possible via Barrack Court, necessitating the removal and relocation of two existing...
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