5117/22
Permission is sought for development consisting of (i) removal of existing rear boundary wall with vehicular/pedestrian access to Palmerston Villas; (ii) construction of 1 no. two-storey over lower ground floor level, three-bedroom contemporary infill dwelling with sloped roof, partial sedum roof and served by 1 no. on-curtilage vehicular parking space; (iii) provision of ground floor level central courtyard, comprising garden space and outdoor dining area and 2 no. courtyards at first floor level; and (iv) all associated ancillary works necessary to facilitate the development including drainage works, site works, boundary treatments and landscaping.
Core Planning Reasoning
The development was recommended for grant as it is consistent with the Z1 residential zoning, provides a high-quality contemporary design that responds well to the site context, and achieves an acceptable level of residential amenity without being injurious to the visual amenities of the area or creating a traffic hazard.
Decision Maker's Conclusion
- The scale, massing, and contemporary design of the proposal respond well to the site context and streetscape of Palmerston Villas, remaining subordinate in height to the main adjacent dwelling.
- While the 70% site coverage exceeds the indicative 60% threshold in the Development Plan, it is acceptable as it does not result in significant detriment to residential or visual amenity and utilizes clever internal courtyard design to provide high-quality private space.
- Issues regarding construction management, surface water drainage, and vehicular access can be successfully managed through standard planning conditions, including a requirement to reduce on-site parking to a single space.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the construction of a contemporary 2-storey, 3-bedroom house over a lower ground level on a backland site to the rear of No. 1D Silverdale, Rathmines. The site fronts onto Palmerston Villas, a cul-de-sac. A third-party appeal was lodged by neighbors citing overdevelopment due to 70% site coverage, excessive massing, and potential construction impacts. The Inspector argued that the inward-looking design, which utilizes a central open-air courtyard and first-floor voids, effe...PDF Document Missing
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