Core Planning Reasoning
The proposed development is consistent with the 'A' zoning objective for the site, provides an appropriate residential density for a serviced urban infill location, and, subject to conditions regarding glazing and materials, will not negatively impact the residential amenities of adjacent properties or the architectural character of the area.
Decision Maker's Conclusion
- The proposed density of approximately 40 units per hectare is appropriate for this suburban infill location, aligning with national and local policy for the efficient use of serviced land near public transport corridors.
- The residential amenities of neighboring properties, particularly 'Shandon' to the north, are protected by a significant separation distance of 33.9m (exceeding the standard 22m) and a design that mitigates overlooking through the use of obscure glazing on side elevations.
- The contemporary flat-roof design and selected materials, including brick and zinc cladding, are compatible with the varied architectural streetscape of Wilson Road and do not adversely impact the setting of the adjacent Protected Structure, 'Stansted'.
Cited Policies (CDP)
Zoning Objective 'A'Policy Objective OSR7: Trees, Woodland and ForestryPolicy Objective HER7: Record of Protected StructuresPolicy Objective PHP19: Existing Housing Stock - AdaptationPolicy Objective PHP20: Protection of Existing Residential AmenitySection 12.3.7.6: Backland DevelopmentSection 12.3.7.7: InfillSection 12.3.3.2: Residential DensitySection 12.3.1.1: Higher DensitiesSection 12.8.7.1: Separation DistancesSection 12.4.8: Vehicular Entrances and Hardstanding AreasAppendix 5: Building Height Strategy
Decision Document Summary
The application seeks permission for 4 no. semi-detached 3-storey houses on a 0.1 hectare greenfield site in Mount Merrion, Dublin. The site context is a transitionary area between low-scale villa-type dwellings and a six-storey apartment block. Third-party appellants argued the proposal constituted overdevelopment and would result in overlooking and overbearing impacts on adjacent residences. The Inspector's evaluation focused on density, scale, and amenity. Key arguments for the grant of permi...SOURCE PDFOpen Original
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