Core Planning Reasoning
The development was refused due to significant flood risks associated with a basement living area in Flood Zone B, and because the proposal constitutes a substandard design that fails to meet minimum national standards for floor area, bedroom width, and residential amenity.
Decision Maker's Conclusion
- The provision of a basement living area within Flood Zone B is directly contrary to Policy SI20 of the Dublin City Development Plan, which presumes against such development to manage flood risk.
- The dwelling is considered substandard as it falls below the minimum 80sqm floor area required for a 2-bed/4-person unit and features bedrooms that do not meet the minimum required width of 2.8m.
- The proposed design provides poor passive surveillance of Windsor Lane and results in a cramped residential environment with inadequate sanitary and storage facilities for future occupants.
Cited Policies (CDP)
Policy SI20Section 15.18.4Section 15.13.5Section 15.13.5.1Section 15.13.5.2Section 15.13.5.3Section 15.13.5.4
Decision Document Summary
The application proposed a 2.5-storey, 2-bedroom mews dwelling (approx. 79sqm, later reduced to 74sqm) on a site to the rear of No. 13 Windsor Avenue, Dublin 3, fronting onto Windsor Lane. While the Planning Authority initially granted permission, the Inspector recommended refusal following a third-party appeal. The site context involves a narrow mews laneway in Fairview with varying property ownership. The Inspector's primary arguments centered on flood risk and design quality: a Site-Specific ...SOURCE PDFOpen Original
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