Core Planning Reasoning
The Inspector recommended a grant of permission subject to the omission of the eight duplex units at the southern end of the site. While the principle of residential development is acceptable under the 'A' zoning objective, these specific units were deemed overbearing on the adjacent Royal Terrace Lane and likely to prejudice the development potential of future mews housing on that lane.
Decision Maker's Conclusion
- The principle of residential development is compliant with the site's zoning objective and represents an appropriate use of underutilised brownfield land close to Dun Laoghaire Town Centre.
- The proposed works to the Protected Structures at 2-3 Durham Place are beneficial and will preserve and enhance the historic fabric through sensitive deconversion into family homes.
- The eight duplex units at the southern end must be omitted as they represent an overbearing relationship with Royal Terrace Lane and would interfere with the ability to deliver mews development in the future.
Cited Policies (CDP)
PHP18: Residential DensityPHP20: Protection of Existing Residential AmenityPHP27: Housing MixPHP35: Healthy PlacemakingT11: Walking and CyclingT19: Car Parking StandardsGIB2: Landscape Character AreasOSR4: Public Open Space StandardsEI1: Sustainable Management of WaterEI6: Sustainable Drainage SystemsEI15: Light PollutionHER7: Record of Protected StructuresHER8: Work to Protected StructuresHER13: Architectural Conservation Areas12.3.3.1: Residential Size and Mix12.3.3.2: Residential Density12.3.4.2: Habitable Rooms12.3.5: Apartment Development12.3.7.7: Infill12.3.9: Demolition and Replacement Dwellings12.4.5.1: Car Parking Standards12.4.6: Cycle Parking12.4.8: Vehicular Entrances and Hardstanding Areas12.4.8.4: ACAs/Protected Structures12.8.3: Open Space Quantity for Residential Development12.8.3.1: Public Open Space12.8.3.3 (i): Private Open Space for Houses12.8.7.1: Separation Distances12.8.7.2: Boundaries12.8.8: Financial Contributions in Lieu of open Space12.8.11: Existing Trees and Hedgerows
Decision Document Summary
The proposal involves the construction of 24 residential units on a 0.75-hectare wedge-shaped site in Monkstown, including the deconversion of Protected Structures at 2-3 Durham Place. The site context is sensitive, bounded by the Royal Terrace West Architectural Conservation Area (ACA) and a laneway zoned for mews development. The Inspector's assessment focused on height, massing, and heritage impacts. While the Inspector supported the demolition of 'The Cottage' and the removal of certain boun...SOURCE PDFOpen Original
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