Refusal decisions · 7–13 Sep 2026

1. The Planning Authority is not satisfied, based on the information submitted, that the development will not adversely affect the operation and safety of the Regional Road Network (R122). The development will therefore be contrary to Objectives DMSO115 and CMO40 of the Fingal Development Plan 2023–2029. The development, by itself or by the precedent which the grant of permission for it would set for other relevant development, will adversely affect the use of a major road by traffic. The development is therefore contrary to the proper planning and sustainable development of the area.
2. The subject site is zoned 'GE' General Employment with the objective to 'provide opportunities for general enterprise and employment'. The supporting vision for the 'GE' General Employment zoning objective seeks to 'facilitate opportunities for compatible industry and general employment uses including appropriate sustainable employment and enterprise uses, logistics and warehousing activity in a good quality physical environment. General Employment areas should be highly accessible, well designed, permeable, and legibl' within the Fingal Development Plan 2023-2029. The warehouse development, by virtue of its excessive height and scale is visually domineering and monolithic within the receiving environment and the cumulative arrangement of the HGV dock leveller doors and the HGV yard to the north of the site will seriously injure the visual amenities of the surrounding area. It is therefore considered that the proposed development materially contravenes the 'GE' General Employment zoning objective of the Fingal Development Plan 2023-2029, and would be contrary to Section 14.15.1, Table 14.15, Objective DMSO89 and Policy EEP2 of the Fingal Development Plan 2023 – 2029 in respect of design in industrial areas, setting an undesirable precedent for other similar development. The development would therefore be contrary to the proper planning and sustainable development of the area.
3. The Planning Authority is not satisfied, based on the information submitted, that the development will not adversely affect the conservation and preservation of a European Site and is contrary to Objective DMSO145 of the Fingal Development Plan 2023-2029 and therefore contrary to the proper planning and sustainable development of the area

Based on the information submitted with the application and the planning history on site, the applicant has not demonstrated to the satisfaction of the Planning Authority that they have a genuine rural generated housing need. The applicant has provided insufficient information to demonstrate that they are in full compliance with Objective SPQHO92 or SPQHO93 of the current Development Plan and that they are not the owner of the adjacent property at Padre Pio, 25 Channel Road as detailed in previous applications on site. The proposed development would therefore be contrary to the Sustainable Rural Housing Guidelines for Planning Authorities (DoEHLG, 2005), NPO 28 of the National Planning Framework – First Revision (2025) and would contravene the objectives of the Fingal Development Plan 2023-2029 which relates to the Councils Rural Settlement Strategy as the applicant has not demonstrated they have a genuine, economic or social, rural generated housing need for a new dwelling on RU zoned lands as they currently own a house in a rural area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. Having regard to the scale bulk and massing of the proposed rear dormer, it is considered that the proposed works would be excessive, visually incongruous in the roofscape and would result in significant negative visual impact on the character of the streetscape. Therefore, the proposed development fails to comply with Section 12.3.7.1 Extensions to Dwelling (iv) Alterations at Roof/Attic level of the Dún Laoghaire Rathdown County Development Plan 2022-2028 and would set an undesirable precent for similar development within the area. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Having regard to the restricted dimensions of the front curtilage and the inability of vehicles to enter and exit the proposed parking space in a safe manner, it is considered that the proposed vehicular entrance and associated off street parking arrangement would result in unsafe vehicular manoeuvring and would adversely impact upon road and pedestrian safety. The proposal would therefore be contrary to Sections 12.4.8 and 12.4.8.2 of the Dún Laoghaire Rathdown County Development Plan 2022 to 2028 and contrary to the proper planning and sustainable development of the area.

Having regard to the siting, scale and visual prominence of the unauthorised garden structure within the curtilage of the Protected Structure at No. 5 Kenilworth Road, and in particular its location immediately adjacent to the principal rear elevation of the building, it is considered that the structure detracts from and has a seriously injurious impact on the special architectural character, setting and curtilage of the Protected Structure. The retention of the structure would therefore be contrary to Policies BHA2(b) and BHA2(d) of the Dublin City Development Plan 2022-2028, which seek to conserve and enhance protected structures and ensure that development does not adversely affect their character, setting or curtilage. The proposed development would therefore be contrary to the proper planning and sustainable development of the area

The proposed development for retention does not satisfy the specific criteria set out for Family Flats in Section 14.10.3 and Objective SPQHO46 of the Fingal Development Plan 2023 – 2029 as it has not been demonstrated to the satisfaction of the Planning Authority that the family flat is for a member of the applicant’s family with a demonstrated need. The proposed development would therefore materially contravene an objective of the Fingal Development Plan 2023-2029 and would be contrary to the proper planning and sustainable development of the area.

The subject site is zoned RS Residential under the Fingal Development Plan 2023 – 2029, the objective of which is to Provide for residential development and protect and improve residential amenity. The proposed extension, by reason of the massing, depth, scale and design is considered to be excessive and would be visually overbearing and dominant when viewed from neighbouring rear gardens. The proposal would contravene SPQHP41 – Residential Extensions and SPQHO45 – Domestic Extensions, that support extensions of appropriate scale and protect residential and visual amenities, as well as encourage designed extensions which do not negatively impact on the environment or on adjoining properties or area. Therefore, the proposed development if permitted, would detract from, and be seriously injurious to the existing visual and residential amenities of the area, would set an undesirable precedent for similar development in the area, and would be contrary to the proper planning and sustainable development of the area.

1. The proposed development seeks retention permission for a new dwelling within an Skerries Architectural Conservation Area (ACA). The dwelling, by reason of its design, appearance and external finishes, fails to provide for the sensitive design approach required, or make a positive contribution to the character and distinctiveness of the Skerries ACA is considered inappropriate in terms its architectural treatment and materials and out of character with the neighbouring dwellings in the area. The proposed development would be contrary to Policies HCAP14 & HCAP15, Objectives HCAO24 & DMSO186, and Table 14.24 of the Fingal Development Plan 2023-2029 and, would set an undesirable precedent for other such developments that both alone and cumulatively would result in significant negative impacts on the visual amenities of the area and on the amenities of the Skerries ACA. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Inadequate details relating to the vehicular access and car parking arrangements for the proposed dwelling have been submitted and, in the absence of same (and noting the planning history of the site, the proposed development at a location of limited visibility and severely restricted sightlines) would be likely to lead to difficult access and egress movements and would endanger public safety by reason of traffic hazard. The proposed development would therefore be contrary to Objective DMSO118 of the Fingal Development Plan 2023-2029 and contrary to the proper planning and sustainable development of the area

The proposed development by reason of its excessive bulk, scale and design would dominate the rear and front elevation of the subject property. To permit the proposed development would contravene Section 14.10.2.5, policy SPQHP41 and objective SPQHO45 of the Fingal Development Plan 2023-2029, would contravene the ‘RS’ Residential zoning objective for the area which seeks to protect and improve existing residential amenities and would set an inappropriate precedent for other similar development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

The signage and window graphics are considered excessive in scale and appearance, detracting from the visual amenity of the building and the surrounding area. As such, the signage to be retained fails to protect and promote the character of the Rural Village in accordance with the RV- Rural Village zoning objective. The extensive window graphics and signage contribute to visual clutter, diminish the appearance of the building and would not be considered to comply with the guidance set out in Table 14.15 of the Development Plan or accord with Objectives DSMO12, DMSO15 or DMSO89 of the Fingal Development Plan 2023-2029. Therefore, to retain the signage as proposed would set an undesirable precedent for substandard development in this location which would be highly contrary to the proper planning and sustainable development of the area.

1. Having regard to the nature and scale of the proposed development, it is considered that the proposed additional house, by reason of its site position, layout of amenity spaces, and design, would offer a substandard level of residential amenity for future occupants. The proposal would be contrary to Policy Objectives PHP18, and PHP35 of the Development Plan. In addition, the visual bulk, location of windows, and low separation distances would have a significant and negative impact on the amenity of neighbouring houses, by way of overlooking, overshadowing, and overbearing visual appearance. The proposed development would therefore be contrary to Policy Objective PHP42 and the ‘A’ zoning objective of the site, and would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its location, scale, and design, would significantly encroach on the designated private open space associated with the main house “Saint Helen’s” on site. The development would have a detrimental impact on the existing residential amenity of this building. In addition, the development would have a significant and negative impact on the character and setting of Saint Helen’s, and would be contrary to Policy Objective HER21. Furthermore, the proposed development would result in overdevelopment of the site, and would set a negative precedent for similar undesirable developments. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposal comprising of substandard configurated studio apartments and poorly configured apartment units along Pump Alley elevation, would result in unacceptable poor levels of residential amenity afforded to future occupiers should adjoining sites be developed. The proposal would therefore be contrary to the objectives and policies of the Dublin City Development Plan 2022 – 2028, would create an undesirable precedent for similar type development and would be contrary to the proper planning and sustainable development of the area.
2. 2. The proposal comprising of multiple habitable room windows present along the side elevation facing Pump Alley, with very limited separation distance from the adjoining site, would compromise the development potential of adjoining sites. Should adjoining sites be developed, the residential amenity of the proposed development would be seriously compromised by way of narrow separation distances and side elevation windows facing along Pump Alley. The proposal would therefore be contrary to the zoning objective of the site, depreciate the value of property within the vicinity, create an undesirable precedent for similar type development and would be contrary to the proper planning and sustainable development of the area.

1. 1. The proposed design of 32. Studio units is considered to be substandard and not in accordance with the minimum requirements of the Design Standards for Apartments, Guidelines for Planning Authorities (2025), Department of Housing, Local Government and Heritage. The proposal if approved would result in an unacceptable poor level of amenity and facilities afforded to future occupiers of the scheme by way of layout and design. The development would therefore be contrary the Dublin City Development Plan 2022 – 2028, would set an undesirable precedent for similar type development and be contrary to the proper planning and sustainable development of the area.
2. 2. The proposed development, by the nature of its scale and location on a constrained infill site with no provision within the site for the extensive vehicular activity which it would generate, would give rise to unacceptable levels of overspill vehicular activity on a narrow laneway. The proposed development would, therefore, endanger public safety by reason of a traffic hazard and obstruction of pedestrians, cyclists and other road users. Haddington Place (minor), a public road, is a key pedestrian/cyclist route providing access to two schools. The proposed development would set an undesirable precedent for similar type development, and would, therefore, be contrary to the proper planning and sustainable development of the area.
3. 3. Having regard to the nature of the proposed development, accommodating retired members of religious orders and persons aged 55 and older, it is considered that the lack of on-site car parking spaces or accessible parking space for the proposed development would be seriously deficient and would be inadequate to cater for the parking demand generated. The proposed development would, therefore, be prejudicial to public safety by reason of traffic hazard on the public roads in the vicinity and would not comply with car parking requirements, as set out in the Dublin City Development Plan 2022 – 2028
4. 4. The proposed development is reliant on upgrades to the public road on Haddington Place (minor) to facilitate safe pedestrian access, which are outside of the application site boundary. The proposed development, would, therefore endanger public safety by reason of traffic hazard as it has not been demonstrated that safe pedestrian access to the proposed development will be provided and therefore be contrary to Section 2.1 of Appendix 5 of the Dublin City Development Plan 2022-2028, which seek to maximise pedestrian permeability within developments and improve pedestrian and cycle connections to the wider road network, where possible

Reasons not yet available here. View the official case.

The proposed development encroaches on a public area that is taken in charge by Fingal County Council. The proposed development would materially conflict with Objective DMSO118 of the Fingal Development Plan 2023-2029 and to permit same would set an undesirable future precedent and would therefore be contrary to the proper and sustainable development of the area.

It is considered that the proposed alteration of the roof profile, including the provision of a pitched roof and dormer structures, would result in a significant increase in height and massing, which would appear overly dominant and incongruous at this prominent corner location. The proposed development would give rise to an overbearing impact and would thereby be seriously injurious to the residential amenities of adjoining property. The proposal would therefore be contrary to the site's Zoning Objective 'A' under the Dún Laoghaire-Rathdown County Development Plan 2022-2028, which seeks 'to provide residential development and improve residential amenity while protecting the existing residential amenities, ' and Section 12.3.7.1(iv) Alterations at Roof/Attic Level, of the County Development Plan. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposed amendment development would be contrary to the key guiding principles and objectives of the Park West-Cherry Orchard Local Area Plan 2019 and SDRA 4 of the Dublin City Development Plan 2022-2028. The removal of the approved ground floor retail unit would result in the loss of non-residential floor space and undermine the mixed-use character envisaged for the area. In addition, the loss of the entrance plaza would reduce the provision of publicly accessible open space and its associated amenity, recreational and placemaking functions. The proposal would also diminish the active frontage originally provided at this location, contrary to the urban form and design strategy set out in Section 4.6 of the Park West-Cherry Orchard Local Area Plan 2019 and the policies and objectives of the Dublin City Development Plan 2022-2028. Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area.
2. 2. The amendments to the proposed development results in a poor-quality and indirect entrance environment for pedestrians and cyclists, characterised by a ramped circulation arrangement, reduced levels of natural surveillance and a failure to adequately incorporate crime prevention through environmental design principles. As such, the proposal would not provide a safe, accessible or attractive arrival point to the development and would be contrary to Objective UD17 of the Park West-Cherry Orchard Local Area Plan 2019 and the safe and secure design principles contained in Sections 15.4.5 and 15.9.11 of the Dublin City Development Plan 2022-2028. The proposed development would therefore be contrary to the proper planning and sustainable development of the area
3. 3. The proposed amended development would result in a poor standard of residential accommodation by reason of inadequate levels of sunlight to the proposed units, with only one of the three units complying with the recommended sunlight standards for living rooms on the test day. In addition, the proximity and relationship of the proposed public access ramp and stepped access area to the associated private amenity spaces would significantly compromise the functionality, privacy and amenity value of these spaces. The proposal would therefore fail to provide a satisfactory residential environment and would be contrary to Section 15.9.16.1, Appendix 16 and the policies and objectives of the Dublin City Development Plan 2022-2028 and would be contrary to the proper planning and sustainable development of the area.

1. The site is located on lands subject to zoning objective HA - DM in the South Dublin County Development Plan 2022 - 2028. It is the policy of the Council that within areas designated with Zoning Objective HA - DM ('to protect and enhance the outstanding natural character of the Dublin Mountain Area') that new or replacement dwellings will only be considered in exceptional circumstances and subject to the criteria set out in Objective 1 of Policy H19. On the basis of the lack of information submitted and the lack of justification for a new or replacement dwelling at this location, it has not been satisfactorily demonstrated that the development to be retained, would comply with all of the criteria in this policy for housing in this area and no details of exceptional circumstances have been provided. In failing to comply with these requirements for rural housing development in High Amenity zoned areas, the proposal is considered to be contrary to Policy Objectives NPO8, and NPO28 of the National Planning Framework (2025), Objective RPO 4.8 of the Regional Spatial and Economic Strategy (2019) and Policies CS1, CS11 and H16 of the South Dublin County Development Plan 2022 - 2028 which recommend that new residential development be directed to existing urban areas and that new rural housing only be supported where there is a demonstrable social or economic justification. The development would therefore, unjustifiably increase pressure on the local road network, would lead to demands for the uneconomic provision of public infrastructure and services in an unsustainable manner and would constitute an undesirable precedent for further similar development in the vicinity. The proposal would therefore materially contravene the South Dublin County Development Plan 2022 - 2028, would be contrary to national and regional planning policy objectives and would be contrary to the proper planning and sustainable development of the area.
2. Having regard to the location of the site on an elevated and exposed position in the sensitive landscape area of the Dublin Mountains and the absence of regard for existing site features and contours, it is considered that the development has not been designed and sited to minimise impact on the character and visual amenities of the surrounding landscape and does not comply with County Development Plan policy relating to rural housing and extension design. The proposed development would therefore, by itself and cumulatively with the precedent it would set for similar development, negatively impact on this sensitive landscape and the natural beauty of the rural area by contributing to the incremental erosion of its character and would contravene Policy H23 and H23 Objective 1 of the South Dublin County Development Plan 2022 - 2028. The proposal is therefore contrary to the proper planning and sustainable development of the area.

1. The subject site is located in an area zoned GE General Employment with an objective to Provide opportunities for general enterprise and employment. The proposed development sought for retention and permission, by virtue of the scale and massing of the external storage use together with the lack of sufficient information in relation to the end user, would adversely affect and be contrary to the GE Zoning Objective, Section 14.15.1, Table 14.15, Objective DMSO89 and Policy EEP2 of the Fingal Development Plan 2023 – 2029 in respect of design in industrial areas, setting an undesirable precedent for other similar development, and would not be considered the best economic use of the GE zoned lands. Furthermore, given the location and proximity of the proposals to existing residential properties the proposed development would seriously injure the visual and residential amenities of the area and adjoining properties. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. Given the limited information provided the applicant has not demonstrated that the development would not lead to a conflict between pedestrian and road user. The development as such would therefore be contrary to the proper planning and sustainable development of the area

1.The Planning Authority considers that the proposed development, by reason of the excessive scale, bulk, height and design of the proposed dormer extension, which projects above and extends across the existing roof ridgeline, would result in a visually obtrusive form of development that would be detrimental to the character and appearance of the dwelling and the visual amenities of the area. The proposal would therefore be contrary to Section 12.3.7.1(iv) Alterations at Roof/Attic Level of the Dún Laoghaire-Rathdown County Development Plan 2022-2028 and the proper planning and sustainable development of the area.

I have had regard to the application before me and the recommendation above, and while I concur with the bulk of the analysis, I disagree with the conclusions regarding the acceptability of the residential density that would result from the proposed development. 31 dwellings per hectare falls far short of the 50-250dph minimum envisaged by the Compact Settlement Guidelines. Without prejudice to any future planning application, which would be assessed on its merits, I consider that a site of this size and configuration could accommodate at minimum two own-door houses. On the basis of the above considerations, I decide to refuse permission under the terms of Section 34(10)(b) of the Planning and Development Act 2000 (as amended) for the reason set out below. 1. Having regard to the location of the site within an established urban area served by high quality public transport, and to the provisions of the Dún Laoghaire-Rathdown County Development Plan and national policy guidelines on sustainable residential development, which seek to ensure the efficient use of land and higher densities at appropriate locations, it is considered that the proposed development of a single detached dwelling on this site represents an inefficient and sub-optimal use of well-serviced residential land. The proposed low density would fail to contribute adequately to housing supply, would be contrary to the ministerial guidelines for planning authorities on sustainable residential development in urban areas, and would set an undesirable precedent for similar under-development of serviced urban sites. Specifically, the proposed development would be contrary to Policy Objective PHP18, which is to increase housing supply and promote compact urban growth. Therefore, the proposed development would be contrary to the proper planning and sustainable development of the area.

The existing laneways from which the proposed dwelling is accessed are substandard and contrary to Section 15.13.5.4 Access (mews) and Volume 2, Appendix 5: Transport and Mobility: Technical Requirements of the Dublin City Development Plan 2022-2028. The laneways are of constrained width with limited feasibility for adequate entry/egress, sightlines, deliveries, refuse collection, maintenance access, emergency access, loading, turning, waiting areas, or pedestrian and cyclist safety. The available vehicle manoeuvring and turning facilities along the lane are restricted, and as such, the proposed development would result in the reversal of vehicular movements, including service, deliveries, emergency and refuse vehicles, along the laneway and onto Vernon Avenue and this arrangement would endanger public safety by reason of traffic hazard to road users, including to pedestrians and cyclists. The proposed development would set an undesirable precedent for other sites with constrained access, and would, therefore, be contrary to the proper planning and sustainable development of the area.

The proposed dormer extension is considered to be visually obtrusive and would seriously negatively impact the character of this residential conservation area. The proposal fails to comply with the guidance set out in Appendix 18, Section 5, Table 18.1 of the Dublin City Council Development Plan 2022-2028 in relation to dormer extensions and is considered contrary to the Z2 zoning objective which is ‘To protect and/or improve the amenities of residential conservation areas’. The proposed development would therefore, in itself and by the precedent it would set for oversized dormers in the area which extend above the ridgeline on this row of single storey terraced dwellings, be seriously injurious to residential and visual amenity and be contrary to the proper planning and sustainable development of the area.

1. The Coolock to Clontarf - Gracefield Road to Vernon Avenue Active Travel Scheme is located along Gracefield road in front of the property which proposes the removal of the existing street tree to facilitate a new cycle track and island bus stop along with and associated tactile / Kassel kerbing directly in front of the property. Relocation of the new bus stop has been considered but is not acceptable as the spacing between bus stops has been considered as part of the overall active travel route design. Having regard to Section 4.3.3 – Impact on Public Infrastructure - of Appendix 5 of the Dublin City Development Plan 2022 – 2028, the provision of a vehicular entrance at this location would conflict with the proposed Active Travel Scheme works and result in a substandard bus stop layout and would endanger public safety by reason of traffic hazard and obstruction road users including pedestrians and cyclists. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
2. 2. Having regard to the existing mature street tree located directly to the front of the property, there is insufficient setback at this site to facilitate the creation of a 2.5m - 3m wide vehicular entrance in accordance with Section 4.3.1, Volume 2, Appendix 5 of the Dublin City Development Plan 2022-2028 to avoid negatively impacting the street tree. The proposed development would result in the creation of a substandard vehicular entrance and would facilitate hazardous manoeuvring along the footpath. The minimum clearance requirement under Figure 1, Section 4.3.2 ‘Impact on Street Trees’ for a mature street tree in addition to the footpath dishing is 4.3 metres which would create a vehicular entrance which is contrary to Section 4.3.1, Volume 2, Appendix 5 of the Dublin City Development Plan 2022-2028. The proposed development would be contrary to the proper planning and sustainable development of the area.

The development proposed to be retained would be contrary to Appendix 5, Section 4.3.1 (Dimensions and Surfacing), of the Dublin City Development Plan 2022-2028 which states that the maximum width permitted for vehicular entrances shall be three metres. The development proposed to be retained would be contrary to Appendix 5 of the Dublin City Development Plan 2022-2028, would set an undesirable precedent for similar development and would, therefore, be contrary to the proper planning and sustainable development of the area.

The subject site is zoned RS Residential under the Fingal Development Plan 2023-2029, the objective of which is to Provide for residential development and protect and improve residential amenity. Having regard to the scale, internal layout and design of the single-storey structure sought for retention, it is considered that the structure presents as a separate unit of accommodation and fails to comply with Section 14.10.4 Garden Rooms and Objective SPQHO45 of the Fingal Development Plan 2023-2029. If permitted the proposed development would set a poor and undesirable precedent for this type of development within a restricted rear garden area and would impact negatively on the character of the area. The development for retention would therefore be contrary to the proper planning and sustainable development of the area.

The proposed development would result in an unacceptable loss of public parking facilities due to the sites location in close proximity to the town centre of Skerries - and would be incompatible with the TC – Town and District Centre land-use zoning vision, which is to Maintain and build on the accessibility, vitality and viability of the existing Urban Centres and Policy CMP25 & Objective CMO33 of the Fingal County Council Development Plan. The proposed development directly conflicts with the Zoning Vision for the site as per the Fingal Development Plan 2023-2029 and would set a undesirable precedent for developments of a similar nature. The development as proposed would therefore be contrary to the proper planning and sustainable development of the area.

The proposed two storey extension in terms of design, height and configuration at this prominent corner site location would be considered visually obtrusive, does not successfully integrate with the existing dwelling and would negatively impact upon the visual amenities of the site and surrounding area, and would materially contravene Objective SPQHP41 and SPQHO45 and Section 14.10.2.4 of the Fingal Development Plan 2023-2029 and contravene the RS zoning objective for the area and as such would be contrary to the proper planning and sustainable development of the area and would set an undesirable precedent for similar type development.

1. The proposed works, which includes the provision of windowless hotel bedrooms, would further erode the special architectural character, legibility and hierarchy of spaces within the Protected Structures. The proposed development would therefore contravene Policies BHA 2 (b), (d), (f) and (g) of the Dublin City Development Plan 2022-2028, would represent a poor architectural response to the historic site and would set an undesirable precedent for similar type development. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.
2. 2. The reconfiguration of the internal layout to facilitate the provision of windowless hotel bedrooms at ground floor, a restaurant at basement level and the provision of hotel windows fronting onto Essex Gate would result in an unacceptable poor level of amenity and facilities afforded to future occupiers of the hotel by way of layout and design. The proposal would therefore be contrary to Section 15.14.1 of the Dublin City Development Plan 2022 – 2028, as hotel room size and layout should be designed to ensure a high level of amenity is obtained to accommodate both short and long stay durations. The proposal would constitute overdevelopment of the site, would set an undesirable precedent for similar type development and be contrary to the proper planning and sustainable development of the area.

The retention of the outdoor beer garden/area, with its attendant structures, its scale, extent and visual appearance represents a significant intensification of use of the site with the outdoor space being equivalent in area to the internal customer floor area of the existing public house. The application site is located within a wider residential area and retention of the beer garden at the scale proposed would, in its use, noise generation and general disturbance, cause serious injury to the residential amenities of the area and, therefore, would be contrary to both the policies and objectives of the current Dublin City Development Plan 2022-2028 and the proper planning and sustainable development of the area

The proposed third storey/attic-level rear extension is out of character with the surrounding area and would create a bulky appearance to the rear elevation that would over dominate the mid terrace building. This element of the proposed extension would not sufficiently integrate with the host dwelling and would negatively impact the visual amenity of the surrounding area. The third storey/attic-level rear extension would also result in an unacceptable loss of privacy to the building No. 15 Albert Court East, and an overbearing impact to the adjoining properties. This element would create an undesirable precedent for similar type development and would be contrary to Sections 1.1, 1.2 and 5 of Appendix 18 of the Dublin City Development Plan 2022-2028; the Z2 zoning objectives for the site, and the proper planning and sustainable development of the area.

1. 1. Having regard to the Z1 zoning objective, which seeks to protect, provide and improve residential amenities, and the policies set out in Dublin City Development Plan 2022-2028 regarding residential developments. It is considered that the applicant has not adequately demonstrated that the proposed development and its associated areas of open space would have access to daylight and sunlight and would not overshadow any adjacent areas of private amenity space. The proposed development for an additional dwelling on a restricted site with insufficient quality private open space would provide poor residential amenity to future residents and would be contrary to Specific Planning Policy Requirement 2 (SPPR2) of the Sustainable Residential Development in Urban Areas and Compact Settlements – Guidelines for Planning Authorities (Department of Housing, Local Government and Heritage, 2024), and to the Z1 zoning objective of the site which is ‘to protect, provide and improve residential amenities’ and Section 15.13.3 of the Dublin City Development Plan 2022 – 2028. The proposal would be contrary to the policies and objectives of the current Dublin City Development Plan and the proper planning and sustainable development of the area
2. 2. Having regard to the layout of the proposal, the proximity to existing commercial and residential uses and potential interactions, it is considered that the documentation submitted with the application lacks sufficient details such that the Planning Authority cannot be assured that the proposed backland residential development will not unduly affect the residential amenity of both existing neighbouring occupants and proposed occupants on site nor would represent a case of overdevelopment on a restricted site and would set an undesirable precedent for oversized infill developments. The proposed development would seriously injure the residential amenities of future residents, and would, therefore, be contrary to the proper planning and sustainable development of the area
3. 3. It is considered that the documentation submitted with the application lacks sufficient details such that the Transport & Drainage Divisions cannot be assured that the proposed development would comply with the Development Plans cycle parking requirements and also not be at risk of flooding. Therefore, the proposed development is considered contrary to the proper planning and sustainable development of the area

Having regard to the location of a medium size, on street tree adjacent to the subject site, it is considered that it would not be possible to create a new vehicular entrance and dishing in accordance with Development Plan standards without negatively impacting on the tree root zone or removal of the existing street tree which the Parks Division cannot support. As such, the proposed development, due to its impact on the street tree located in front of the property, would be contrary to Section 15.6.10 of the Dublin City Development Plan 2022-2028 and the Dublin City Tree Strategy and, contrary to Sections 4.3.1 and 4.3.2 under Appendix 5 of the City Development Plan. The development would set an undesirable precedent and would, therefore, be contrary to the proper planning and sustainable development of the area.