Core Refusal Reason
The proposed mews house is sited at an inadequate distance from the rear elevation of No. 16 Fairview Avenue Lower, resulting in severe overbearing and overshadowing impacts, a lack of visual subordination, and the creation of an undesirable precedent for substandard development.
Decision Maker's Conclusion
- The extreme proximity to the original dwelling (c. 3.7m) results in a significant loss of residential amenity through overbearing impact and overshadowing of both existing and proposed properties.
- The development fails to meet minimum standards for carriageway width on Windsor Lane and lacks a proper design rationale for the absence of building setbacks to accommodate safe traffic and pedestrian movement.
- The proposal fails to demonstrate appropriate visual subordination to the existing terrace and would set a negative precedent for mews developments that do not respect the character of the established urban grain.
Cited Policies (CDP)
Objective Z1Section 15.13.4Section 15.13.5Section 15.13.5.1Section 15.13.5.2Section 15.13.5.4Section 15.11.4Section 4.3.8 Volume 2
Decision Document Summary
This report concerns a first-party appeal against Dublin City Council's decision to refuse permission for a detached mews house on a 150sqm brownfield site at Windsor Lane, Fairview. The site was originally part of the curtilage of No. 16 Fairview Avenue Lower, a period three-storey building. While the Inspector acknowledged that mews development is generally supported under the Z1 zoning of the Dublin City Development Plan 2022-2028, the specific proposal was deemed unacceptable. The Inspector ...SOURCE PDFOpen Original
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