Refusal decisions · 28 Sep–4 Oct 2026

1. Having regard to the nature and extent of the works undertaken and proposed, including the removal of the roof structure and significant elements of the external walls, the Planning Authority considers that the proposal constitutes, in effect, a substantial reconstruction of the dwelling. The Planning Authority is not satisfied that the extent of demolition has been adequately justified, having regard to the absence of a detailed structural assessment or engineering report to demonstrate the necessity for such works. In these circumstances, the proposed development is considered to be contrary to Section 12.3.7.1 and Section 12.3.9 Demolition and Replacement Dwellings of the Dún Laoghaire Rathdown County Development Plan 2022-2028, and to Policy Objectives CA6 and PHP19 which seek to promote the retention and reuse of existing housing stock; the proposal would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed roof alterations, including the rear dormer extension, front dormer, front roof terrace and reconstructed roof profile, fail to accord with Section 12.3.7.1 Extensions to Dwellings (iv) Alterations at Roof/Attic Level of the Dún Laoghaire Rathdown County Development Plan 2022-2028. The rear dormer, by reason of its position at the ridgeline and eaves and its scale relative to the rear roof slope, would not appear as a subordinate roof addition. Furthermore, the front dormer and associated roof alterations fail to have sufficient regard to existing roof variations within the streetscape and would not maintain harmony with adjoining and surrounding structures. The cumulative effect of the proposed roof alterations would appear incongruous and visually obtrusive. The Planning Authority is not satisfied that the proposed rear dormer openings has been demonstrated to protect adjoining residential amenity. The proposal is therefore contrary to Section 12.3.7.1 of the Dún Laoghaire Rathdown County Development Plan 2022-2028 in respect of design quality and the protection of residential amenity, and would be contrary to the proper planning and sustainable development of the area.

The proposed vehicular entrance would result in the removal of on-street parking spaces on Iona Road to accommodate a private vehicular entrance, is contrary to Policy SMT25, Section 8.5.7, Section 4.1 and Appendix 5 of the Dublin City Development Plan 2022- 2028, which aims to manage on-street parking to serve the needs of the city alongside the needs of residents, visitors, businesses, kerbside activity, and accessible parking requirements. A reduced supply of on-street parking would detract from the convenience of road users and the residential amenity of surrounding properties for other similar developments on adjacent roads. In addition, the removal of part of the existing front boundary railings and granite plinth walls would injure the visual amenities and undermine the integrity of this Residential Conservation Area contrary to Policy BHA9 of the Dublin City Development Plan 2022-2028 and would set an undesirable precedent, and therefore, would be contrary to the proper planning and sustainable development of the area

Having regard to the Z2 zoning objective, which seeks to protect and/or improve the amenities of residential conservation areas, and the policies set out in Dublin City Development Plan 2022-2028 regarding residential extensions, specifically Appendix 18, Section 1.7 (Appearance and Materials) and Section 4.0 (Alterations at Roof Level/ Attics/ Dormers/ Additional Floors), it is considered that the proposed development, by reason of its excessive scale and design, would be contrary to the relevant provisions of the Development Plan and would adversely impact on the visual amenities of the area. The extent of the amendments to the roof profile would result in the existing house appearing visually incongruous and out of character with the existing street and, by itself and by the precedent it would set for other developments of this type and would be seriously injurious to the visual amenities of the area. The proposal would be contrary to the proper planning and sustainable development of the area

1. The retention of the widening of the vehicular entrance would represent an unnecessarily wide entrance at this location (which is an established residential estate with grass verges and street trees) and would endanger public safety by reason of a traffic hazard. It would also set an unacceptable precedent for similar development which would result in a cumulative effect of unnecessary wide entrances, jeopardise and reduce the future potential for informal on-street visitor carparking in residential areas and would be contrary to the proper planning and sustainable development of the area.
2. Based on the information submitted, by virtue of its height, depth and its relationship with adjoining properties to the east and west, the proposed development would result in an unacceptably overbearing and overshadowing development, detrimental to the residential amenities of adjoining occupiers to the north, and would also result in loss of outlook to both adjoining occupiers to the north and south. Accordingly, the proposed development would directly conflict with Policy SPQHP41, Objective SPQH043 and Objective SPHQO45 of the Fingal County Development Plan 2023-2029 and would set an undesirable precedent for similar development in the locality.

The proposed change of use to short-term letting for an indefinite or a temporary period would result in the house being withdrawn from the available supply of residential accommodation for permanent occupation within a designated ‘Rent Pressure Zone’ and would exacerbate the existing shortage of residential accommodation for permanent occupation within the County. As a result, the proposed development would be contrary to the Housing Strategy and Core Strategy which seeks to secure national policy in meeting the housing needs of the County, ensure a speedy effective and sustainable step-up in future housing supply and, to reverse the scale of unmet housing needs in line with the policy objectives for encouragement of permanent residential communities in mixed use sustainable neighbourhoods provided for in the Fingal Development Plan, 2023-2029. The proposed development would therefore be contrary to national and local policy and would be contrary to the proper planning and sustainable development of the area.

1. Having for the height, scale and massing of the proposed development it is considered that that it is not in accordance with Sections Section 11.4.2.1 Policy Objective HER13: Architectural Conservation Areas and 12.11.4 New Development within an Architectural Conservation Area of the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026), and will negatively impact on the Dalkey Village Architectural Conservation Area. Therefore, the proposed development would, therefore, be contrary to the provisions of the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026), and to the proper planning and sustainable development of the area.
2. The proposed development does not meet the minimum gross floor area requirements for a 3-bed (3 storey – 6 person) house as set out in the Quality Housing for Sustainable Communities – Best Practice Guidelines for Delivering Homes Sustaining Communities (2007) as referenced in Section 12.3.4.2 of the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026). Additionally, due to the restricted layout and limited quality of the proposed private amenity space it is not considered to accord with qualitative requirements set out in SPPR 2 of the Sustainable Residential Development and Compact Settlements: Guidelines for Planning Authorities (2024) and the Dun Laoghaire Rathdown County Development Plan 2022-2028, as varied (September 2026). Therefore, the proposed development, would set an undesirable precedent for other similar developments and would be contrary to the proper planning and sustainable development of the area.

RECOMMENDATION Pursuant to the Planning and Development Act 2000 (as amended), it is hereby recommended to REFUSE PERMISSION for said development for the reason set out in the Schedule hereto: 1. Having regard to the Objective A zoning of the subject site, the proposed development which includes new extensions to and refurbishment of 9 Clifton Lane and the construction of a 2-storey garage / studio in the rear garden of 9 Clifton Terrace, it is considered that, cumulatively, the proposed development(s) would seriously injure the residential amenity of 9 Clifton Lane due to the scale, height and massing and location on the common boundary of the proposed 2-storey garage (in addition to reduced private amenity space to 9 Clifton Lane), which if permitted, would have an overbearing impact and unacceptable level of overshadowing on the rear garden to 9 Clifton Lane resulting in a poor level of amenity for its residents. The proposed development is therefore, not considered to be in accordance with the zoning objective A, which seeks 'to provide residential development and improve residential amenity while protecting the existing residential amenities'. Accordingly to permit the proposed development, would be contrary to the proper planning and sustainable development of the area.