Refusal decisions · 12–18 Oct 2026

RECOMMENDATION Refuse permission for the following reason: 1.The proposed 6th storey to the permitted 5-storey building would result in excessive height, scale and massing that would not successfully integrate with the character of the area, would detract from the surrounding townscape and landscape setting, and would fail to make a positive contribution to placemaking. The proposed development is contrary to Policy Objectives KGLAP30 and SDF10-4 of the Kiltiernan-Glenamuck Local Area Plan 2025, and fails to satisfy the criteria set out in Table 5.1 of the Dún Laoghaire-Rathdown County Development Plan 2022-2028, "Criteria for Assessing Proposals for Increased Height". Accordingly, the proposed development would be contrary to the proper planning and sustainable development of the area and permission should be refused.

The proposed roller shutter placed in front of the window display would be injurious to the character and amenities of this sensitive streetscape and create visual clutter, within a designated Architectural Conservation Area. The proposed development does not comply with the Dublin City Council Shopfront Guidelines 2001 which requires a security roller shutter to be placed behind the window display of a shop. Accordingly, the proposed development would adversely affect the Architectural Conservation Area of Grafton Street and would create an undesirable precedent for similar type development. This would be contrary to the proper planning and sustainable development of the area.

The proposed residential unit, with an internal floor area of c.26sq.m, fails to meet the minimum residential standards and private amenity space for a 1-bed house. The proposal would also result in substandard private amenity space in terms of quality, layout and quantum to serve the existing dwelling. The result is an unacceptable standard of residential amenity for occupants which is contrary to Policies H7: Residential Design and Layout, H9: Private and Semi-Private Open Space and H10: Internal Residential Accommodation, and H10 Objective 1, of the South Dublin County Development Plan 2022-2028. It would also fail to comply with Policy H15 in relation to family flats. Furthermore, by reason of its siting and layout, the development comprises of an unacceptable cramped form of development that is contrary to Policy H13: Residential Consolidation and Section 12.6.8 'Residential Consolidation' and the RES zoning objective of the South Dublin County Development Plan 2022-2028 and is, therefore, contrary to the proper planning and sustainable development of the area.

1. The proposed development seeks the retention of an unauthorised structure (i.e. a dwelling) however, the applicant has not demonstrated how this structure complies with the criteria and policies of the Councils Rural Settlement Strategy. Additionally the change of use of an unauthorised dwelling is therefore not permitted and would set an undesirable precedent for other similar unauthorised uses and buildings The application fails to demonstrate how the development to be retained would either protect or promote in a balanced way, the development of agriculture and rural related enterprise, or the built and cultural heritage of the area. The development is therefore considered unacceptable in principle having regard to the RU zoning objective of the Fingal Development Plan 2023-2029 and would therefore be contrary to the proper planning and sustainable development of the area.
2. The proposed development, by reason of its design and finish which includes features more accustomed to a residential dwelling, would not be suitable in this rural location or acceptable as a permanent structure on the site in the long term given its prefabricated nature. The development would be seriously injurious to the rural amenities of the surrounding area. The development proposed and for retention is therefore considered to be in direct conflict with Objectives DMSO100, DMSO101 & DMSO102 of the Fingal Development Plan 2023-2029, would set an undesirable precedent and would be contrary to the proper planning and sustainable development of the area.
3. The applicant has failed to demonstrate the required sightlines, as per the requirements of DN-GEO-03060 as published by Transport Infrastructure Ireland (TII), are available to serve the proposed development and, due to the relationship of the site entrance with the R108 alignment and road levels, sightlines in accordance with TII DN-GEO-03060 do not appear to be achievable. Furthermore, insufficient information has been submitted to demonstrate safe traffic movement for large agricultural vehicles can be achieved at the site. The proposed development is therefore considered to comprise a serious traffic hazard given inadequate sightlines and the proximity of the site access to the four-way junction to the south and would be contrary to Objective DMSO118 of the Fingal Development Plan 2023-2029 and contrary to the proper and sustainable development of the area

The applicant has failed to satisfactorily address the reason for refusal issued under Reg. Ref. F25A/0469E as insufficient information has been submitted in relation to the proposed development relating to surface water drainage, foul sewer or water supply arrangements to serve the proposed development. Insufficient information has been submitted in respect of boundary treatments and hedgerow ownership issues;and concerns about tree and hedgrow removal remain. The applicant has also failed to submit a noise impact assessment of the proposed development. In the absence of such critical information, the applicant has failed to demonstrate that the proposed development would be in accordance with Objectives DMSO197, DMSO126 & DMSO245 of the Fingal Development Plan 2023-2029. To permit the proposed development would set an undesirable precedent and would be contrary to the proper planning and sustainable development of the area.

The applicant has not demonstrated that the family flat would be in use by a family member or provided adequate justification for its need. The flat far exceeds the 75sqm limit listed in Objective SPQHO46. The applicant also proposes own-door access to the front. As a result, the proposed development contravenes Sections 3.5.13.2, 14.10.3, Policy SPQHP42 and Objective SPQHO46 of the Fingal Development Plan 2023-2029. To grant permission for the proposed development would set an undesirable precedent and would therefore be contrary to the proper planning and sustainable development of the area.

RECOMMENDATION Refuse permission for the following reason: 1. Having regard to the position, scale, form and design of the proposed front dormer window, and to the established character of the surrounding streetscape, which is characterised by a consistent pattern of hipped and pitched roof forms, it is considered that the proposed development would result in a visually prominent and incongruous feature on the front roof slope of the dwelling. The proposed dormer would detract from the visual amenities and established character of the area and would therefore be contrary to Section 12.3.7.1 Extensions to Dwellings (i) Extensions to the Front and (iv) Alterations at Roof/Attic Level, and Section 12.3.1 Quality Design of the Dún Laoghaire Rathdown County Development Plan 2022 to 2028. The proposed development would therefore be contrary to the proper planning and sustainable development of the area.

1. The proposed retention of the existing structure and development of a residential unit to the rear of a residential property of this design and extent in such close proximity to the existing house is seriously injurious to the setting of the existing house and the Z2 conservation area, in contravention of Policy BHA9 of Section 11.5.3 of the Dublin City Development Plan 2022-28. Therefore, the proposed development is considered contrary to the proper planning and sustainable development of the area
2. 2. The applicant has not demonstrated to the satisfaction of the planning authority that the proposed retention of the existing structure and development of a residential unit therein to the rear of a residential property of this design and extent in such close proximity to the existing house that residential amenity to the parent dwelling would not be unduly affected, having regard to impacts upon privacy, overbearing impacts and impacts on daylight and sunlight. As such that the Planning Authority cannot be assured that proposed development would therefore not be seriously injurious to the residential amenities of the parent dwelling and its occupants. Therefore, the proposed development is considered contrary to the proper planning and sustainable development of the area.
3. 3. No evidence is provided that the proposed 1-bedroom unit or that existing dwelling would both be provided with sufficient usable private open space contrary to the requirements of the 2024 Compact Settlement Guidelines. Also, insufficient evidence has been provided that the combined development and occupational levels on site would be adequately serviced in terms of on-site bicycle and refuse storage. As such that the Planning Authority cannot be assured that the proposed development would therefore not be seriously injurious to the residential amenities of the parent dwelling and its occupants and proposed residential unit, and also not constitute overdevelopment of a restricted site. The proposed development would therefore be seriously injurious to the residential amenities of the area and contrary to the proper planning and sustainable development of the area

The proposed development by itself and by the precedent for which a grant of permission would be contrary to the objectives and provisions of the City Development Plan 2022-2028. The development would contravene Policy QHSN3 (Housing Strategy and HNDA) and Policy QHSN38 (Housing and Apartment Mix) of the Development Plan which seek respectively to secure the implementation of the Dublin City Housing Strategy and to encourage sustainable residential communities containing a wide variety of housing and apartment types in accordance with the Housing Strategy and the Housing Need Demand Assessment. The applicants have not put forth a sufficiently robust argument for the loss of 5 no. long term residential units and if approved this development would set an undesirable precedent for similar type development and would be contrary to the proper planning and sustainable development of the area.

Following a request for further information, the applicant has provided information which includes inconsistent details andlack of information. Therefore, the applicant has not provided documentation considered necessary to enable the Planning Authority to make a positive determination, and the Certificate of Exemption is refused for this reason.