Core Planning Reasoning
The Inspector recommended a grant of permission for the original proposal (33 units), concluding that the density and height were appropriate for an 'Accessible Urban Location' and that restrictive conditions imposed by the Planning Authority to reduce the scale were unwarranted under national policy guidelines for compact growth.
Decision Maker's Conclusion
- The site qualifies as an 'Accessible Urban Location' due to its proximity to significant employment districts like Sandyford Business Park, justifying a density of 103 units per hectare.
- The proposed building heights of 4 and 5 storeys are acceptable in this residual suburban context, as they reflect the emerging character of the area (e.g., the Whinsfield development) and comply with the performance criteria of the Building Height Strategy.
- Potential impacts on residential amenity, including overlooking and overshadowing, are within acceptable limits, and the shortfall in car parking is mitigated by the site's accessibility and proposed mobility management measures.
Cited Policies (CDP)
Zoning Objective ASection 2.1.3Policy UD2Policy UD6Appendix 9RES3RES4RES7Section 8.2.3.2(ii)Section 8.2.3.4Policy Objective PHP18Policy Objective PHP20Policy Objective PHP27Policy Objective PHP42Policy Objective T19Appendix 5 (Building Height Strategy)Policy Objective BHS 1Policy Objective BHS 3Table 5.1Section 12.3.3.2Section 12.4.5Section 12.8.7.1
Decision Document Summary
The applicant, Ultra Dawn Limited, proposed the demolition of a single-storey dwelling and the construction of 33 apartments across two blocks (Block A at 5 storeys and Block B at 4 storeys) on a 0.32 Ha site at Sandyford Road, Dublin 18. The Planning Authority initially granted permission but imposed conditions (Nos. 2 and 3) to omit the top floor of Block B, effectively reducing the development to 27 units. This decision was appealed by the applicant (seeking the original 33 units) and several...SOURCE PDFOpen Original
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