4605/22
Planning permission for the erection of 2 No. two storey 3 bedroom semi-detached dwelling houses (106.4m2 gross floor area each), with raised balcony/terrace at rear, & associated site works, on site (220m2 area approx) in existing side garden at Side of No1 St Joseph's Cottages, Blackhorse Avenue, Dublin 7, D07 V02C.
Refused
Core Refusal Reason
The proposal fails to integrate with the character of the Conservation Area and provides substandard residential amenity due to poor light and outlook caused by proximity to the Phoenix Park boundary wall.
Decision Maker's Conclusion
- The design fails to successfully integrate with the character of the area and the Phoenix Park Conservation Area, violating policies intended to protect the special interest of such environments.
- The development would depreciate the value of property in the vicinity and is contrary to the Z1 zoning objective which seeks to protect and improve residential amenities.
- The proximity to the Phoenix Park boundary wall results in substandard residential amenity for future occupants due to poor light and outlook from bedrooms 1 and 3 in both dwellings.
Cited Policies (CDP)
Z1 zoning objectivePolicy QH7Policy QH22Policy CHC4
Decision Document Summary
The proposal sought permission for two semi-detached, three-bedroom houses in the side garden of No. 1 Saint Joseph's Cottage, located within a Conservation Area adjacent to Phoenix Park. Dublin City Council refused the application on the grounds that the design failed to respect the character of the existing streetscape and violated conservation policies QH7, QH22, and CHC4. Furthermore, the layout was deemed to provide inadequate residential amenity for future residents, specifically regarding...SOURCE PDFOpen Original
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