Core Refusal Reason
The proposed development was refused as it constitutes overdevelopment of a sensitive infill site, resulting in a visually obtrusive design that negatively impacts the character of the area and the residential amenities of adjacent properties through overbearing massing, overlooking, and overshadowing, while also creating a traffic hazard at the site entrance.
Decision Maker's Conclusion
- The proposed design, by virtue of its height, scale, and layout, fails to appropriately respond to the suburban context and would be visually discordant and overbearing when viewed from surrounding properties.
- The development would result in unacceptable impacts on the residential amenity of neighboring properties, specifically through overlooking and overshadowing of 'Kendor' to the north and an overbearing appearance relative to 'Woodbank' to the south.
- The proposed vehicular access and basement ramp location create a serious traffic safety hazard for pedestrians and cyclists, a situation exacerbated by the site's frontage requirements for the future BusConnects corridor.
Cited Policies (CDP)
Policy UD1Policy PHP18Policy PHP19Policy PHP20Policy PHP35Policy PHP42Policy Objective CA6Section 12.3.3Section 12.3.5.2Section 12.3.7.7Section 12.3.9Section 12.4.5.6Section 12.4.6Section 12.8.3.1Section 12.8.11Appendix 5 (Building Height Strategy)Appendix 9 (Building Height Strategy)
Decision Document Summary
The proposal involves the demolition of a detached bungalow, 'Coltsfoot,' and the construction of 53 apartments (later revised to 49) across three blocks ranging from 2 to 5 storeys over a basement on a 0.35ha site in Shankill, Dublin 18. The site context is a mature residential area characterized by lower-density dwellings. While the Inspector acknowledged the site's accessibility near a Quality Bus Corridor and DART station, the proposed density of 140 units per hectare was deemed excessive. K...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála