WEB1632/22

Internal alterations and repairs to existing terraced house, demolition of existing single storey rear extension, construction of new single storey extension to rear, alterations and extension and new roof to existing garage and all associated ancillary works.

Refused

Core Refusal Reason

The proposed extensions, due to their significant scale, massing, and height, would result in undue overshadowing, loss of daylight, and visual overbearance on adjoining properties, while also failing to provide high-quality private open space for future occupants, contrary to the 'Z1' residential zoning objective.

Decision Maker's Conclusion

  • The overall design and massing of the rear extension would lead to an unacceptable level of overshadowing and visual intrusion, negatively affecting the residential amenities of neighbouring properties within the terrace.
  • The proposed private open space is quantitatively and qualitatively inadequate, particularly the courtyard which would be largely shaded and lacks utility for passive or recreational use.
  • The garage extension lacks visual subordination to the host dwelling and, combined with the rear extension, would set an undesirable precedent for incongruous development that is out of character with the established pattern of these original single-storey cottages.

Cited Policies (CDP)

Z1 Sustainable Residential NeighbourhoodsSection 16.10.12 (Dublin City Development Plan 2016-2022)Section 14.7.1Section 15.5.3 (Alterations and Extensions)Section 15.11.2 (Rear Private Gardens)Section 15.11.3 (Private Open Space Standards)Volume 2 Appendix 18Section 1.2 of Volume 2 Appendix 18

Decision Document Summary

This report concerns a first-party appeal against the refusal of permission for the redevelopment of a mid-terrace single-storey cottage at No. 487 Blackhorse Avenue, Dublin 7. The proposal includes internal repairs, a new rear extension (partially sunken with heights up to 4.124m), and an extension to an existing garage fronting a rear laneway. While the site is situated in a mature 'Z1' residential area where development is generally supported, the Inspector found the specific proposal to be o...
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