Core Refusal Reason
The proposed development was refused due to substandard access arrangements posing significant traffic hazard and safety risks to pedestrians and rail users (Luas), the excessive loss of mature trees that define the site's sylvan character, and the detrimental impact of the 5-storey scale on the setting of the adjacent Protected Structure (Gate Lodge).
Decision Maker's Conclusion
- The proposed vehicular access across the Luas tracks and onto Murphystown Way is substandard in design and would endanger public safety by creating conflict between vehicles, pedestrians, cyclists, and light rail operations.
- The removal of 22 of the 28 mature trees on site constitutes an excessive loss of natural heritage and fails to comply with the specific objective to 'protect and preserve Trees and Woodlands' as required by the Development Plan.
- The 5-storey building height fails to graduate in scale relative to its sensitive context, resulting in an overtly dominant and visually discordant feature that negatively affects the setting of the nearby Protected Gate Lodge.
Cited Policies (CDP)
Zoning Objective 'A' (Residential)Policy Objective PHP18 (Residential Density)Policy Objective PHP19 (Existing Housing Stock - Adaptation/Infill)Policy Objective PHP42 (Building Design & Height)Policy Objective HER8 (Works to Protected Structures)Policy Objective T8 (Green Line Capacity Enhancement)Policy Objective T9 (Luas Extension and MetroLink)Section 12.3.7.7 (Infill development)Section 12.8.11 (Existing trees and hedgerows)Section 12.7.3 (Sensitive Landscapes and Site Features)Policy Objective OSR7 (Trees, Woodland, and Forestry)Ballyogan & Environs LAP (BELAP) Policy RES3 (Height)Ballyogan & Environs LAP (BELAP) Policy BH2 (Protected Structures)
Decision Document Summary
The application proposed a residential development of 40 apartments in a 5-storey block on an infill site at 'Clonlea', Sandyford, Dublin 18. The 0.345ha site is brownfield in nature, heavily wooded, and situated directly adjacent to the Glencairn Luas Stop and the historic grounds of Glencairn House. While the Inspector acknowledged the site's strategic suitability for higher density due to its proximity to high-capacity public transport, the report concludes that the specific scheme is an over...SOURCE PDFOpen Original
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