Core Refusal Reason
The Inspector recommends granting permission, concluding that the contemporary design, scale, and separation distances are adequate to protect residential amenity and that technical issues regarding traffic and drainage can be resolved through conditions.
Decision Maker's Conclusion
- The contemporary dormer bungalow design provides sufficient separation distances to avoid being overbearing or causing unacceptable overlooking, especially with the use of angled windows.
- The intensification of vehicular access points is acceptable provided specific conditions are met, including the closure of the existing secondary access to No. 13 and the reduction of boundary wall heights to improve visibility.
- Technical concerns regarding surface water drainage and public health are not grounds for refusal as they can be effectively managed through planning conditions requiring SuDS and standard connection agreements.
Cited Policies (CDP)
South Dublin County Development Plan 2022-2028Section 11.3.2 (ii) Corner/Side Garden SitesSection 4.2.2 Sustainable Water ManagementSection 6.8.1 Infill, Backland, Subdivision and Corner SitesSection 12.6.7 Residential Standards for 2-bed housesSection 11.2.1 Sustainable Urban Drainage Systems (SuDS)Section 12.6.8 Residential ConsolidationSection 12.11.1 Water ManagementH13 Objective 3H13 Objective 5GI4 Objective 1
Decision Document Summary
The applicant seeks permission for two semi-detached dormer bungalows in the rear garden of No. 13 Newlands Drive, Clondalkin. The Planning Authority initially refused permission due to concerns over overbearing impact on northern neighbors, traffic safety hazards from new entrances, and inadequate drainage information. The Inspector notes the site is a corner plot within an established residential area. The Inspector's key arguments are that the proposed 11.5m separation distance to the rear of...SOURCE PDFOpen Original
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