Core Refusal Reason
The proposed development constitutes an overdevelopment of the site that would endanger public safety due to a traffic hazard on a narrow laneway (The Metals/Atmospheric Road) which lacks capacity for such intensification, and its height and massing would be out of character with the area, resulting in significant negative impacts on the residential amenities of adjoining properties.
Decision Maker's Conclusion
- The section of Atmospheric Road/The Metals providing access is a narrow shared surface used by pedestrians and cyclists that lacks the capacity to safely accommodate the intensification of vehicular movements generated by the development.
- Despite revisions submitted at the appeal stage to reduce height and unit numbers, the scale and design of the apartment block remains an obtrusive insertion that fails to respond to the established low-rise character of the neighborhood.
- The development would have an unreasonable overbearing impact and cause unacceptable levels of overlooking to the residential properties and private amenity spaces immediately to the north and east of the subject site.
Cited Policies (CDP)
Objective A (Land Use Zoning)Policy Objective CA6Policy Objective PHP18Policy Objective PHP19Policy Objective PHP20Policy Objective PHP35Policy Objective PHP42Policy Objective PHP44Policy Objective GIB14Policy Objective HER14Policy Objective HER18Policy Objective HER20Policy Objective HER28Section 12.3.7.7 (Infill)Section 12.3.9 (Demolition and Replacement Dwellings)Section 12.4.5.6 (Residential Parking)Section 12.4.6 (Cycle Parking)Section 12.4.8.4 (ACAs/Protected Structures)Section 12.8.3.1 (Public Open Space)Section 12.8.11 (Existing Trees and Hedgerows)Specific Local Objective 17 (SLO 17)
Decision Document Summary
The proposal involves the demolition of 'The Barn', a large detached house on a 0.26Ha site, and the construction of a 3-4 storey apartment building. Originally proposed as 22 units, the applicant submitted a revised scheme for 17 units during the appeal. The site is uniquely situated along 'The Metals', a historic walkway and candidate Architectural Conservation Area (cACA) in Dalkey. While the Inspector accepted the principle of demolition and the site's suitability for higher density due to i...SOURCE PDFOpen Original
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