4904/22

Permission to demolish an existing garage and construct a new 2 storey 2 bedroom mews dwelling including the provision of a rear garden with integral car port and the creation of vehicular access off rear laneway including the widening of rear laneway to a minimum 5.5m and ancillary siteworks all in the rear garden.

Refused

Core Refusal Reason

The proposed development constitutes overdevelopment of a constrained site, providing inadequate private amenity space and relying on a substandard laneway that fails to demonstrate safe vehicular access for occupants and emergency services.

Decision Maker's Conclusion

  • The proposal would seriously injure the residential amenities of both the proposed dwelling and adjoining properties through overlooking, overshadowing, and visual overbearance.
  • The existing laneway is fundamentally deficient in width and capacity, creating a traffic hazard and failing to meet the accessibility standards required for mews developments.
  • In the absence of a comprehensive and unified plan for the laneway, the proposal represents a piecemeal development that is contrary to the proper planning and sustainable development of the area.

Cited Policies (CDP)

Objective Z1Section 15.13.5Section 15.13.5.1Section 15.13.5.2Section 15.13.5.4Section 15.11.3Section 15.11.4Section 16.10.2Section 16.10.10Policy SI3Policy SI22Policy SI25Volume 2 Appendix 5 Section 4.3.8

Decision Document Summary

This application seeks permission for the demolition of a garage and the construction of a two-storey mews dwelling at the rear of 17 St. Alphonsus Road Lower, Drumcondra. The site is zoned 'Objective Z1' to protect and improve residential amenities. While the Inspector acknowledges the principle of densification under national policy, the report highlights critical failures in the specific site context. The primary access lane is significantly narrower (c. 3.4m) than the 4.8m–5.5m standard requ...
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