5152/22

Demolition of the existing shed to the rear and for part modifications, upgrade and a 2 storey rear extension to the existing bungalow with dormer windows converting it into 2 No. semi detached 3 bedroom Part M/ wheelchair accessible dwellings suitable for elderly living. We also seek permission for the construction of 2 new No. semi-detached 2 storey 3 bedroom dormer Part M / wheelchair accessible dwellings suitable for elderly living. All 4 units will be part single storey with the bungalow's styles to the front and part 2 storey to the rear. All with dormer windows to the rear and reduced dormer windows facing the front proportionality hidden by the proposed single storey elements. The construction of shared disability parking spaces at the front with allocated shared bin store and bike store and miniature community garden to the rear. All with associated site works.

Refused

Core Refusal Reason

The proposed development is considered over-bearing and out of scale with the prevailing architectural context, providing a poor level of residential amenity regarding private open space and setting an undesirable precedent for similar unsustainable development in the area.

Decision Maker's Conclusion

  • The existing single-storey cottage, measuring only 45 sqm, does not readily lend itself to subdivision into two separate units as proposed without negatively impacting the character and symmetry of the streetscape.
  • The proposed two-storey rear extensions are overly dominant and significantly larger in scale than the existing dwelling, failing to respect the established pattern of development in the immediate vicinity.
  • The quantum of private open space for units 1 and 2 is below the minimum required standards, and the proposed parking layout represents an overprovision of car parking contrary to sustainable transport policies.

Cited Policies (CDP)

Section 16.10.12 (Dublin City Development Plan 2016-2022)Z1 Zoning ObjectiveSection 15.5.2 (Infill Development)Section 15.13.3 (Infill / Side Garden Housing)Section 6.0 of Appendix 18 (Sub-division of Dwellings)Section 15.11.3 (Private Open Space)Policy SC11 (Compact Growth)Policy QHSN6 (Urban Consolidation)Policy QHSN10 (Urban Density)Policy BHA11 (Rehabilitation and Reuse of Existing Older Buildings)

Decision Document Summary

This report concerns a first-party appeal against Dublin City Council's decision to refuse permission for the demolition of sheds and the construction of 4 no. dwellings at 346 Kildare Road, Crumlin. The project sought to subdivide an existing single-storey semi-detached cottage into two units and build two more in the side garden, all intended for elderly/wheelchair-accessible living. While the site is zoned Z1 (Sustainable Residential Neighbourhoods), the Inspector found the proposal's massing...
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