Core Refusal Reason
The proposed development is accessed via a laneway that is seriously deficient in width and lacks the capacity to safely accommodate both vehicular and pedestrian movements. In the absence of a comprehensive upgrade plan for the lane, the proposal constitutes ad hoc piecemeal development that would endanger public safety by reason of traffic hazard.
Decision Maker's Conclusion
- The access laneway is substandard and incapable of safely accommodating the intensification of vehicular traffic alongside its current function as a primary pedestrian and cyclist link.
- The proposal is considered premature and would set an undesirable precedent for uncoordinated development without a holistic plan to upgrade the lane's width, sightlines, and surfacing.
- The design fails to provide an innovative or site-sensitive response, particularly regarding coastal flooding risks and non-compliance with separation distance standards from property boundaries.
Cited Policies (CDP)
Fingal Development Plan 2017-2023Zoning Objective 'RS' ResidentialChapter 12 Development Management StandardsSection 12.3 Design Criteria for Urban DevelopmentObjective DMS24 (Residential Standards)Table 12.1 (Minimum Floor Areas)Table 12.3 (Minimum Room Sizes)Objective DMS29 (Separation Distances)Objective DMS39 (Infill Development)Objectives DMS16 and DMS17 (Green infrastructure)
Decision Document Summary
The application seeks permission for a one-bedroom, single-storey mews dwelling of 112 sq.m to the rear of No. 94 Dublin Road, Sutton, involving the change of use of a previously approved garage structure. The site is located in a mature suburban area zoned for residential use. The primary issue identified is the access via a narrow cul-de-sac (varying between 3.6m and 4m wide) which acts as a vital local pedestrian shortcut. The Inspector concludes that adding vehicular traffic to this restrict...SOURCE PDFOpen Original
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