SD21A/0087
Construction of a residential development with 98 residential units consisting of 51 houses, 37 apartments and 10 duplexes; vehicular access from Kilteel Road via the existing development of Rathmill Manor connected to the subject lands by a bridge across the existing watercourse; the houses will consist of 23 three bed two storey plus attic level mid terrace houses, 28 four bed two storey plus attic level semi-detached/end of terrace houses; the apartment and duplexes will be provided across 4 blocks ranging in height from 3 to 4 storeys; Block A will provide 24 apartments consisting of 5 one bed units, 15 two bed units and 4 three bed units with associated balconies and basement level car parking for 29 cars, bicycle parking, bin stores and plant; Block B will provide 6 apartments consisting of 3 one bed units and 3 two bed units with associated balconies; Block C will provide 8 apartments/duplex units consisting of 4 one bed apartments and 4 two bed duplexes with associated balconies; Block D will provide 9 apartment/duplex units consisting of 3 two bed apartments, 3 two bed duplexes and 3 three bed duplexes with associated balconies; 154 surface level ancillary car parking spaces, bicycle parking, bin stores; landscaping including pedestrian bridge, home zone sectors, boundary treatment and all associated site works and services on lands extending from Rathmill Manor residential development to the east to lands reserved for the Western Dublin Orbital Route to the west.
Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal, on the basis that the proposed density (36 units per hectare) is consistent with national policy for outer suburban sites and that technical concerns regarding noise, drainage, and layout were sufficiently addressed or could be managed by condition.
Decision Maker's Conclusion
- The proposed density of 36 units per hectare is appropriate for the site's zoning and location on the periphery of a large town, aligning with national guidelines for sustainable residential development.
- The design and layout provide a satisfactory standard of amenity for future residents and do not significantly impact the residential amenity of adjacent properties in terms of overlooking or overshadowing.
- Technical submissions provided during the appeal process, including updated noise assessments and surface water attenuation plans, successfully mitigated the Planning Authority's original reasons for refusal.