Core Refusal Reason
The proposed development represents overdevelopment of a constrained site, characterized by excessive density, height, and massing that results in an overbearing visual impact on adjacent residences and provides substandard, poorly laid-out communal and public open space.
Decision Maker's Conclusion
- The density and scale of the development are excessive for the site context, resulting in a building that is visually dominant and overbearing when viewed from Dundrum Road and the adjacent Cranley House residences.
- The proposal fails to meet required separation distances and will cause significant overlooking impacts and an undue loss of privacy for existing residents to the north.
- The communal and public open space provision is of poor quality, consisting largely of peripheral areas with limited depth that are not considerd functional or useable for future residents.
Cited Policies (CDP)
Objective NCObjective APolicy Objective PHP18: Residential DensityPolicy Objective PHP20: Protection of Existing Residential AmenityPolicy Objective PHP27: Housing MixPolicy Objective PHP42: Building Design & HeightAppendix 5: Building Height StrategyPolicy Objective BHS 1Policy Objective BHS 3Section 12.3.3.1: Residential Size and MixTable 12.1: Apartment Mix RequirementsSection 12.8.3.1: Public Open SpaceSection 12.8.3.2: Communal Open SpaceSection 12.8.7.1: Separation DistancesSection 8.7.1.1: Policy Objective GIB18Section 8.7.1.7: Policy Objective GIB24Section 5.6.2: Policy Objective T12Section 5.8.1: Policy Objective T23
Decision Document Summary
The applicant, Macenas Limited, sought permission for a 5-6 storey apartment block containing 64 units and a ground floor cafe on a 0.24 ha brownfield site at Frankfort Centre, Dundrum Road. While the site is well-located near public transport (LUAS), it is highly constrained by the River Slang to the west and close proximity to existing housing. The Planning Authority refused permission for six reasons, including height, unit mix, biodiversity, and drainage. In the appeal, the Inspector acknowl...SOURCE PDFOpen Original
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