Core Refusal Reason
The development represents overdevelopment of a restricted and irregular site, resulting in unreasonable overbearing, overlooking, and overshadowing impacts on adjacent properties, while constituting piecemeal development that fails to achieve a comprehensive urban design response for this prominent location.
Decision Maker's Conclusion
- The height and scale of the proposed building (up to 6 storeys) are incompatible with the prevailing low-rise character of the area and would seriously injure the residential amenities of neighbouring properties through visual overbearance and loss of privacy.
- The proposal is considered piecemeal and uncoordinated; the failure to amalgamate the site with adjoining lands prevents the realization of a more site-appropriate, focal landmark development at this key urban interface near the N11.
- The applicant failed to demonstrate that the development would not give rise to a traffic hazard, specifically regarding the provision of adequate sightlines at the new vehicular entrance on Clonkeen Road.
Cited Policies (CDP)
Zoning Objective APolicy Objective PHP18Policy Objective PHP19Policy Objective PHP20Policy Objective PHP27Policy Objective PHP35Policy Objective PHP42Policy Objective BHS 1Section 4.3.1.3Section 12.3.7.5Section 12.3.7.7Section 12.4.14
Decision Document Summary
The application proposed the construction of 35 apartments in a building ranging from 4 to 6 storeys on a triangular 0.265ha site at No. 21 Monaloe Cottages, including the renovation of an existing Victorian cottage. The site context is characterized by low-density, predominantly single-storey and dormer dwellings in the Deansgrange/Blackrock area. The Inspector notes that while the site's proximity to the N11 Quality Bus Corridor supports higher density in principle, the proposed massing is exc...SOURCE PDFOpen Original
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