Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the development appropriately intensifies a suitable brownfield infill site while maintaining the site's sylvan character, respecting the setting of the adjacent Protected Structure, and providing an acceptable quantum and density of residential development in an accessible urban location.
Decision Maker's Conclusion
- The site is a suitable location for compact, higher-density residential development due to its brownfield status and accessibility to high-capacity public transport, specifically the Shankill DART station.
- The proposed design, featuring a graduated height of 3 to 4 storeys, successfully balances the need for increased density with the preservation of existing mature trees and the architectural integrity of the neighbouring Protected Structure, Abingdon House.
- While permeability is a key policy objective, the Inspector found the Planning Authority's condition for unfettered public access over the private Abingdon Park laneway to be legally unenforceable and recommended restricting its use to a gated pedestrian/cyclist access for residents only.
Cited Policies (CDP)
Objective 'A'Policy Objective PHP18Policy Objective PHP19Policy Objective PHP20Policy Objective PHP27Policy Objective PHP42Policy Objective PHP44Policy Objective BHS 1Section 12.3.7.7Section 12.8.11Table 5.1Section 12.3.5.1Section 12.3.1.1Section 12.4.1Table 5.3Section 11.3.1Policy Objective HER2Section 12.3.9Section 12.4.9Policy Objective GIB18Policy Objective OSR7Section 9.2.1.4 Policy Objective OSR4Section 12.8.3.1Section 12.9.4Section 12.9.5Section 12.9.6
Decision Document Summary
The proposal seeks the demolition of 'Conna', a Neo-Tudor dwelling, and its outbuildings to facilitate the construction of 32 apartments in two blocks ranging from 3 to 4 storeys over a basement car park. The 0.338ha site is characterized by an irregular shape and a significant 'sylvan' character due to mature trees, many of which are to be retained. The site occupies a higher topographical position than the adjoining residential estates of Clifton Park and River Lane Grove and shares a boundary...SOURCE PDFOpen Original
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