Core Refusal Reason
While the Planning Authority initially refused permission due to an incongruous design and impact on visual amenities, the Inspector recommended a grant of permission, concluding that the revised drawings submitted during the appeal successfully addressed concerns regarding building lines and scale, ensuring compatibility with the existing streetscape.
Decision Maker's Conclusion
- The revised proposal, which sets back the first-floor level to align with the existing building line on St. Brigid’s Road Upper, successfully overcomes previous reasons for refusal regarding visual obtrusiveness.
- The proposed 81sqm dwelling meets the internal space and amenity standards set out in the Dublin City Development Plan 2022-2028 and national Quality Housing guidelines.
- The development represents a sustainable densification of an underutilised urban site that will not negatively impact the residential amenities or privacy of adjoining properties.
Cited Policies (CDP)
Objective Z1Section 15.5.2 (Infill Development)Section 15.13.3 (Infill/Side Garden Housing Developments)Section 15.13.4 (Backland Housing)Dublin City Development Plan 2022-2028Dublin City Development Plan 2016-22
Decision Document Summary
The proposal involves the demolition of an existing single-storey residential unit and the construction of a contemporary two-storey, two-bedroom dwelling (81sqm) on a 103sqm site at the rear of 58 St. Alphonsus Road, Drumcondra. The site is located in a mature residential area zoned 'Objective Z1'. The Planning Authority originally refused permission, citing that the design was out of character with the pattern of development in the area. However, the Inspector noted that the applicant submitte...SOURCE PDFOpen Original
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