Core Refusal Reason
The proposed development constitutes overdevelopment of a restricted backland site due to its excessive height, massing, and inappropriate unit mix. The design would be visually obtrusive, resulting in a detrimental overbearing impact on neighboring residential properties and failing to provide an adequate standard of residential amenity for future occupants, particularly those in ground-floor units.
Decision Maker's Conclusion
- The proposal fails to comply with the evidence-based housing needs of the local area as it is devoid of three or more-bedroom units, thereby materially contravening Section 12.3.3.1 of the Dún Laoghaire Rathdown County Development Plan 2022-2028.
- By virtue of its scale, height, and layout, the development fails to integrate into its suburban context and would have a significantly negative visual and overbearing impact on the residents of adjacent properties to the north, south, and east.
- The quality of residential amenity for future occupants is unacceptable, specifically for ground-floor south-facing apartments which would experience restricted outlooks and a significant sense of enclosure due to their proximity to steep embankments and substantial retaining walls.
Cited Policies (CDP)
Policy Objective PHP18Policy Objective PHP19Policy Objective PHP20Policy Objective PHP27Policy Objective PHP35Policy Objective PHP42Section 12.3.3.1Section 12.3.5.2Section 12.3.7.7Section 12.4.5.6Section 12.4.6Section 12.4.7Section 12.8.3.1Section 12.8.11Appendix 5 (Building Height Strategy)Section 11.4.2.1Policy Objective HER13Table 12.1
Decision Document Summary
The proposal involves the demolition of a former nursing home in Monkstown to construct 96 apartments (later revised to 92 in the appeal) across two six-storey blocks. The 0.95ha site features significant topography with a 7-meter level difference from south to north and contains a riparian corridor and a heronry. While the Inspector accepted the principle of high-density residential development at this location due to its proximity to public transport (DART), she found the specific design respo...SOURCE PDFOpen Original
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