5196/22

PERMISSION & RETENTION: Planning permission being sought for the retention of the change of use of existing studio type apartment at basement level which was previously storage space together with the retention of the existing external staircase that services same as currently constructed together with seeking full planning permission for the proposed modifications of existing window ope on the existing front elevation to service the existing studio apartment at basement level and all ancillary site works.

Refused

Core Refusal Reason

The retention of the basement studio unit was refused as it constitutes substandard residential accommodation due to inadequate daylight, poor internal layout, lack of emergency escape, and absence of private open space.

Decision Maker's Conclusion

  • The basement studio unit provides a substandard level of residential amenity due to its location substantially below ground level, resulting in severely limited access to daylight and sunlight.
  • The internal configuration is deficient, featuring cramped spaces with sleeping and study areas that lack adequate natural light, outlook, and necessary emergency escape provisions.
  • The development fails to provide private open space and conflicts with the Z2 zoning objective intended to protect and improve the amenities of residential conservation areas.

Cited Policies (CDP)

Policy QHSN36Zoning Objective Z2

Decision Document Summary

This application sought planning permission and retention for a basement studio unit at 13 Synnott Place, Dublin 7, a location within a residential conservation area. The proposal was refused by the local authority because the unit represents a substandard form of residential accommodation. The decision maker highlighted that the subterranean nature of the unit, combined with its poor internal layout, lack of emergency egress from rear rooms, and total absence of private open space, would be ser...
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