SD21A/0206

Demolition of 1 existing dwelling and 4 out-buildings/sheds and the construction of 14 residential units comprising of 6 one bed apartments, 6 three bed duplex apartments and 2 three bed semi-detached dwellings; all with associated private open spaces areas in the form of balconies and gardens, bicycle storage, bin storage, signage, associated drainage, landscaping, boundary treatments and site works.

Refused

Core Refusal Reason

The Inspector recommended a grant of permission, concluding that the proposed development constitutes an acceptable residential density on zoned land, provides a high standard of design and layout, and would not seriously injure the residential or visual amenities of the area.

Decision Maker's Conclusion

  • The proposed density of 46 units per hectare is consistent with national policy for outer suburban infill sites and represents an efficient use of serviced, zoned land.
  • The three-storey scale and orientation of the development are appropriate for the context and will not result in significant overlooking or overshadowing of established dwellings in Broadfield Court and Windmill Close.
  • Concerns regarding access, noise from the N7, and tree retention can be successfully managed through robust planning conditions rather than warranting a refusal of permission.

Cited Policies (CDP)

Section 11.3.2 (Infill development)Policy G2 (Green Infrastructure)Policy HCL15 (Trees)IE Policy 7 (Environmental Quality/Noise)Policy IE2 (Surface Water)Section 11.6.1(iii) (SUDs)Policy CS4 (Small Towns)Policy H7 (Design quality)Policy H15 (Privacy and Security)Section 11.2.7 (Building Heights)Table 11.2.4 (Car Parking)Table 11.20 (Private Open Space Standards)

Decision Document Summary

The application seeks permission for the demolition of an existing house and outbuildings and the construction of 14 residential units (apartments, duplexes, and semi-detached houses) on a 0.3ha site in Rathcoole. The site is a narrow infill plot situated between existing housing estates and the N7 national route. South Dublin County Council refused permission on five grounds, including substandard urban design, access hazards on an untaken-in-charge laneway, and failure to address road noise. H...
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