SD21A/0194

3 three bedroom, two storey houses of 116sq.m; 1 three bed two storey house of 96sq.m; 5 duplex units in a two storey block, consisting of 2 one bed units and 2 two bed units and a three bed unit; demolition of 14sq.m of conservatory attached to Coolamber House with new vehicular access and associated site works at site adjacent.

Refused

Core Refusal Reason

The development was refused due to a substandard vehicular access onto a busy regional road (R115) which posed a traffic hazard, combined with the inadequate qualitative provision of public and communal open space for future residents.

Decision Maker's Conclusion

  • The proposed vehicular access is deficient in width and lacks sufficient technical assessment under DMURS, creating a safety hazard on the R115 regional road.
  • The public open space is poorly located, resembles a residual piece of land, and lacks the necessary passive surveillance to be considered high-quality usable space.
  • While previous concerns regarding overlooking and impact on the existing 'Coolamber' house were largely addressed through redesign, the qualitative failures of the amenity space and road safety remain grounds for refusal.

Cited Policies (CDP)

Policy H11Policy H12Policy H13Policy H14Policy H15Policy H8Policy H9Policy H10Policy H17 (Objective 3)Section 11.3.2Section 11.9.0G1 Objective 1G2 Objective 6G6 Objective 1Section 11.3.1 (iii)Section 11.3.1 (v)

Decision Document Summary

The proposal involves an infill residential development of 9 units (4 houses and 5 duplexes) on the grounds of 'Coolamber' in Rathfarnham, Dublin 16. The site is a 0.21ha plot on Stocking Lane, characterized by a sloping topography and mature boundary vegetation. While the Inspector found the principle of residential densification on 'RES' zoned land to be acceptable, the application failed on technical and qualitative grounds. Specifically, the Inspector agreed with the Council's Roads Section ...
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