Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal, concluding that the proposed family flat is acceptable in principle and that technical concerns regarding water infrastructure can be resolved through conditions and a 'build near' agreement with Irish Water.
Decision Maker's Conclusion
- The applicant successfully demonstrated a genuine need for a semi-independent 'family flat' and the proposed floor area (c. 67.5sq.m.) is compliant with the 50% threshold of the main dwelling's floor area.
- While the development is within 3m of a watermain, correspondence from Irish Water indicates the 'build near' can be facilitated subject to specific agreements and engineering standards, meaning the proposal is not prejudicial to public health.
- The scale, height, and form of the two-storey extension are consistent with the established residential character and will not result in adverse impacts on the visual or residential amenities of the surrounding properties.
Cited Policies (CDP)
Zoning Objective RESSection 6.8.3 (Family Flats)Policy H15H15 Objective 1Section 12.6.8 (Residential Consolidation)South Dublin County Council House Extension Design Guide (2010)
Decision Document Summary
This appeal relates to a proposed two-storey, one-bedroom 'family flat' extension and garage conversion at a detached dwelling on a corner site at 279 Orwell Park Grove, Dublin 6w. South Dublin County Council initially refused permission because the extension failed to provide a 3m setback from an existing 6-inch uPVC watermain and surface water sewer. During the appeal, the Inspector noted that the applicant had engaged with Irish Water and provided evidence that the infrastructure concerns cou...SOURCE PDFOpen Original
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