Core Refusal Reason
The Inspector recommends granting permission, overturning the Planning Authority's refusal, on the basis that the proposal represents a sympathetic restoration of a dilapidated 1880s structure that provides compact residential growth in a serviced urban area without causing significant injury to neighboring amenities.
Decision Maker's Conclusion
- The proposal is a sympathetic renovation of an existing dilapidated building which dates from 1880; it does not substantially enlarge the footprint and avoids undue dominance, overlooking, or overshadowing of adjoining properties.
- While the Planning Authority raised concerns over the lack of parking and disjointed open space, the Inspector finds the provision acceptable due to the site's proximity to high-frequency public transport (DART/bus) and the flexibility provided by the Development Plan for infill and brownfield sites.
- The development is consistent with the 'Objective A' zoning and national policies favoring densification and the reuse of existing building stock within established serviced urban areas during a housing crisis.
Cited Policies (CDP)
Objective ASection 12.3.7Section 12.3.7.6Section 12.3.7.7Section 12.3.7.10Section 12.4.5Policy Objective PHP19
Decision Document Summary
The application seeks the conversion and extension of a dilapidated 50sqm structure into an 82sqm, two-bedroom, split-level dwelling on a 231sqm site at 14A/B Sandycove Road. The site is situated on a narrow, L-shaped vehicular laneway behind existing housing. The Planning Authority initially refused permission citing overdevelopment, inadequate private open space, and a lack of on-site parking. However, the Inspector’s assessment emphasizes that the project rehabilitates a historic structure an...SOURCE PDFOpen Original
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