Core Refusal Reason
The Inspector recommends a grant of permission, concluding that the proposed amendments are marginal design rationalizations that provide reasonable improvements to previously authorized accommodation without seriously injuring residential or visual amenities.
Decision Maker's Conclusion
- The proposed internal height increase of 225mm results in a marginal parapet height increase from 5.7m to 6m, which is deemed to have no significant impact on external massing or the amenity of adjoining properties.
- The reconfiguration of the first-floor layout and patios to accommodate three-bedroom units (instead of the authorized two-bedroom units) is found to satisfy both qualitative and quantitative open space standards for the site.
- The principle of residential development and the associated traffic/access arrangements were established by the parent permission (ABP 309750-21), and the current modifications do not introduce new substantive hazards that cannot be managed by condition.
Cited Policies (CDP)
Section 12.8.3.3 (Private Open Space – Quantity)Section 12.3.7 (Additional Accommodation in Existing Built-Up Areas)Section 12.3.7.6 (Backland Development)Section 12.3.7.7 (Infill)Table 12.10 (Private Open Space)Policy Objective CS11 (Compact Growth)Policy Objective PHP18 (Residential Density)Policy Objective PHP19 (Existing Housing Stock-Adaptation)Policy Objective PHP20 (Protection of Existing Residential Amenities)
Decision Document Summary
The application seeks amendments to a parent permission (D20A/0989) for the demolition of industrial sheds and construction of two dwellings on a constrained 'backlands' site in Blackrock, Co. Dublin. The proposed changes involve a 225mm increase in building height, relocation of the northern facade, and internal reconfigurations to convert the houses from two-bedroom to three-bedroom units. Dun Laoghaire Rathdown County Council refused the application, citing overbearing impact, overshadowing, ...SOURCE PDFOpen Original
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