Core Refusal Reason
The development was refused due to its uncoordinated and premature nature pending an Urban Framework Plan, its visually dominant and obtrusive design in a highly sensitive landscape, and its failure to provide adequate residential amenity for future occupants while negatively impacting the amenity of neighboring properties through overlooking and overshadowing.
Decision Maker's Conclusion
- The proposal constitutes an uncoordinated developmental approach that is premature pending the preparation of an Urban Framework Plan for the Clonsilla area, potentially prejudicing the future development of adjacent lands and failing to integrate with planned infrastructure like DART+ West.
- The scale, massing, and architectural treatment of the five-storey block result in a visually dominant and discordant feature that fails to respect the 'Highly Sensitive' landscape character of the River Valleys and Canal area.
- The development fails to meet minimum daylight and sunlight standards for a significant portion of the proposed units and would have an unacceptably overbearing and oppressive influence on the existing single-storey cottage to the immediate southeast.
Cited Policies (CDP)
Objective Clonsilla 1Objective Clonsilla 2Objective Clonsilla 3Objective Clonsilla 5Objective Clonsilla 6Objective SS15Objective SS16Objective PM41Objective PM42Objective DMS30Objective DMS57Objective NH27Objective NH33Objective NH34Objective NH36Objective NH37Objective MT13Objective GIM10Local Objective 137
Decision Document Summary
The proposal involves the demolition of a vacant dwelling and the construction of 99 apartments in a 5-storey block on a 0.9-hectare site at Porterstown Road, Clonsilla. The site is located in a transitionary area between established suburban housing and the Royal Canal corridor. While the Inspector acknowledged that higher density is appropriate for the location given its proximity to rail services, the specific design was criticized as a 'forced' intervention. Key arguments against the scheme ...SOURCE PDFOpen Original
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