Core Refusal Reason
The Inspector recommended granting permission, overturning the Planning Authority's refusal, on the basis that the proposal provides appropriate residential densification on a serviced brownfield site within a Major Town Centre, provided that a minor height reduction is implemented to protect adjacent residential amenity.
Decision Maker's Conclusion
- Residential use at ground floor level is acceptable under the MTC zoning as the site is not located on a primary shopping street as defined by the Urban Framework Plan.
- While the overall massing and height are appropriate for the urban context, a specific modification (the omission of apartment unit no. 17) is required via condition to mitigate overbearing impacts on the adjacent dwelling at No. 5 Bentley Villas.
- The development is consistent with national policy objectives (NPF and RSES) regarding the consolidation and re-intensification of infill/brownfield sites in sustainable urban locations.
Cited Policies (CDP)
MTC Zoning ObjectivePolicy Objective MFC1: Multifunctional CentresPolicy Objective RET5: Major Town CentresPolicy Objective RET11: Active Street Frontages Non-Retail UsesPolicy Objective PHP18: Residential DensityPolicy Objective PHP20: Protection of Existing Residential AmenityPolicy Objective PHP27: Housing MixPolicy Objective PHP42: Building Design & HeightPolicy Objective BHS 1: Increased HeightAppendix 5: Building Height StrategyAppendix 17: Interim Dún Laoghaire Urban Framework Plan
Decision Document Summary
The application proposed the demolition of an existing two-storey commercial building and the construction of a 3-5 storey apartment block comprising 25 units at 7-9 Clarence Street, Dún Laoghaire. The Planning Authority originally refused permission based on concerns regarding massing, design quality, and the lack of commercial/active frontage at ground floor level. The Inspector's assessment found that the 'MTC' zoning permits residential development in principle and that the site's location i...SOURCE PDFOpen Original
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