Core Planning Reasoning
The proposed development represents an extension of an established, conforming nursing home use on lands zoned for residential development; it integrates well with the existing structure and site context without adversely impacting the residential amenities of adjoining properties or creating a traffic hazard.
Decision Maker's Conclusion
- The extension is compatible with the residential zoning and aligns with local policy objectives to support age-friendly housing and residential institutions.
- The design, setbacks (including a c. 27m distance from the eastern boundary), and retention of mature landscaping ensure that no undue harm occurs to neighboring privacy or light levels.
- The proposed access and parking arrangements are sufficient for the scale of the expansion and will not result in a traffic safety hazard or significant intensification of the local road network.
Cited Policies (CDP)
Zoning APolicy Objective PHP14: Age Friendly StrategyPolicy Objective PHP30: Housing for AllSection 12.3.8.2 Nursing Homes / Assisted Living AccommodationSection 12.4.5.3 Car Parking – GeneralTable 12.5Section 12.8.11 Existing Trees and Hedgerows
Decision Document Summary
The proposal seeks permission for 3-storey extensions to the 'Four Ferns Nursing Home' in Foxrock, Dublin 18, to provide 33 additional bedrooms, bringing the total to 173. The project involves the demolition of an existing dwelling ('Tall Trees') and the reconfiguration of a gated access on Claremont Road for staff and service use. Key issues raised in third-party appeals included concerns over 'overdevelopment', traffic hazards, and the impact on the Foxrock Architectural Conservation Area (ACA...SOURCE PDFOpen Original
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