Core Refusal Reason
The development was refused due to a failure to provide a satisfactory standard of residential amenity for future occupants, adverse overbearing and overshadowing impacts on adjoining properties, the loss of designated communal open space, and the lack of a site-specific flood risk assessment.
Decision Maker's Conclusion
- The proposed structure, featuring a large blank facade and limited separation distances, would result in significant negative overbearing and visual impacts on the existing Riverview apartments.
- The development would provide a sub-standard level of amenity for future residents due to poor pedestrian/cycle access arrangements and a lack of adequate privacy and security for the ground floor unit.
- Notwithstanding the proposed floor levels, the absence of a site-specific flood risk assessment is contrary to proper planning and the precautionary approach required for this area.
Cited Policies (CDP)
Objective PM44RS Site Zoning ObjectiveObjective SW06Objective SW07Objective DMS89Fingal Development Plan 2017-2023
Decision Document Summary
The applicant sought permission for a two-storey infill block containing two 1-bedroom apartments within the curtilage of the existing 'Riverview' development in Mulhuddart. The site currently serves as communal open space for existing residents. The Inspector found that the proposal would result in a direct loss of functional amenity space and that the site is not 'underutilised' given its current density of c99 units/ha. Key arguments for refusal include the overbearing impact of the design on...SOURCE PDFOpen Original
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