Core Refusal Reason
The Inspector recommends a grant of permission, concluding that the proposal represents an appropriate high-density residential development on a 'central and accessible' site. While the Planning Authority cited traffic hazards and overdevelopment, the Inspector found the density (173 units/ha) and height (up to 8 storeys) to be consistent with national policy and the evolving urban context of Carrickmines.
Decision Maker's Conclusion
- The site qualifies as a 'central and accessible' urban location due to its proximity to the Luas Green Line and 'The Park' Carrickmines, justifying higher density and heights in line with SPPR1 of the Building Height Guidelines.
- The architectural design and stepping down of height from 8 to 6 storeys successfully mitigates potential visual impact and overshadowing on neighboring low-density properties like 'Shanagran'.
- Traffic generated by the 72 units is modest and will not negatively impact the operation of the future Kilternan Link Road or the existing Glenamuck Road roundabout, with sufficient road capacity available.
Cited Policies (CDP)
Objective AObjective 131SLO 135Objective 161SLO 52Table 2.2.5Table 2.2.6Section 8.2.3.1Section 8.2.3.2Section 8.2.3.3(iii)Section 8.2.8.2Policy BELAP MOV12Policy BELAP RES3Policy BELAP RES4Policy BELAP RES5
Decision Document Summary
The application proposed the demolition of a single-storey dwelling and the construction of a part-6 to part-8 storey apartment block comprising 72 units at Waterville, Carrickmines. Dún Laoghaire-Rathdown County Council originally refused permission for seven reasons, including traffic safety concerns regarding the future Kilternan Link Road, overdevelopment, and potential injury to the residential amenity of adjacent properties. The Inspector's assessment focused heavily on the site's context,...SOURCE PDFOpen Original
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