Core Refusal Reason
The proposed development would endanger public safety by reason of traffic hazard due to the site's location on a substandard road network characterized by deficient width, poor alignment, a notable change in gradient, and a total lack of pedestrian footpaths on a blind bend served by a bus route.
Decision Maker's Conclusion
- The demolition of the existing dwelling and the high-quality contemporary design of the replacement are acceptable in principle and would enhance the setting of the adjacent Protected Structures.
- While the proposed development would successfully mitigate flood risk and maintain residential amenity regarding overlooking and overshadowing, these benefits do not outweigh core traffic safety concerns.
- The limited sight visibility at the proposed new entrance, combined with the absence of a footpath on a narrow road used by a bus route, creates an unacceptable risk to both pedestrian and vehicle safety.
Cited Policies (CDP)
Fingal Development Plan 2017-2023RS Zoning (Residential)Objective PM45 (Contemporary and innovative design)Objective CH20 (Protected Structures and settings)Design Manual for Roads and Streets (DMURS)
Decision Document Summary
The proposal involves the demolition of a 3-bedroom detached house and the construction of a contemporary 5-bedroom replacement dwelling at the junction of Strand Road and St. Fintan’s Road in Sutton. The site is located in a sensitive coastal landscape adjacent to Protected Structures and is constrained by high rubble walls and a substandard road layout without continuous footpaths. The Inspector noted that while the architectural approach was positive and the residential amenity of neighbors w...SOURCE PDFOpen Original
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