5123/22

PERMISSION & RETENTION: Permission for retention of the following works to the two-storey building at the rear: 1. Lowering of the cill height of 4 x No. rear-facing windows into French Windows: 2. A 4sqm extension to the north-east elevation. 3. The extension of the side wall 1.4M to the south-west elevation. 4. The removal of the timber fascia and construction of a parapet wall and capping 250mm above existing fascia. 5. Demolition of the 8.5sqm single-storey rear extension and 6.1sqm outbuilding and replacement with 12.5sqm single-storey rear extension. Planning permission for the following works; 3 x roof dormers to the front, a 1M high 6.5sqm water tank enclosure on the rear flat roof.

Granted

Core Planning Reasoning

The Inspector recommended granting permission and retention permission as the development increases housing supply and provides accommodation substantially in accordance with national and local design standards, without causing serious injury to residential amenity or the character of the area.

Decision Maker's Conclusion

  • The proposed accommodation is substantially in accordance with requisite design and floor space standards, subject to specific modifications and conditions.
  • The visual impact of the three front dormer windows is considered acceptable given the nondescript character of the streetscape and allowance for such development in the current City Development Plan.
  • Concerns regarding residential amenity, specifically overlooking and external lighting, can be effectively mitigated through planning conditions requiring obscure glazing and low-level lighting fixtures.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Zoning Objective Z1Appendix 18 (Residential Development Standards)Sustainable Urban Housing Design Standards for New Apartments 2023

Decision Document Summary

The proposal involves the retention and completion of works to a two-storey apartment scheme (reduced from eight to six units) located behind an Edwardian villa at 261 Harolds Cross Road, Dublin 6W. The site context involves a suburban radial road and proximity to low-rise residential properties. The Inspector addressed key arguments regarding the site's history of unauthorised development, concluding that it does not preclude a grant of retention permission. Although the front dormers and a 540...
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