Core Refusal Reason
The proposal materially contravenes rural housing and high-amenity zoning policies, poses a significant traffic hazard on the N81, and lacks essential environmental and public health assessments.
Decision Maker's Conclusion
- The development constitutes urban-generated housing in a rural area zoned for high amenity (HA-DM), failing to meet the strict criteria for new dwellings or provide justification for setting aside settlement strategy objectives.
- The proposed access onto the N81 creates a traffic hazard due to inadequate sightlines and would prejudice the strategic objective to upgrade the national road network between Tallaght and the county border.
- The application lacks critical technical data, including an Ecological Assessment for the Brittas pNHA and a site suitability assessment for the wastewater system, posing risks to the environment and public health.
Cited Policies (CDP)
Policy H20Zoning Objective HA - DMObjective 1 of policy H23Zoning Objective DM-HATable 6.6
Decision Document Summary
This application sought permission for the change of use of part of the ground floor of the Blue Gardenia public house in Brittas to two apartments. The site is located in a rural area under strong urban influence and is subject to the HA-DM zoning objective, which seeks to protect the natural character of the Dublin Mountains. South Dublin County Council refused the application on eight grounds, citing material contravention of rural housing policies, traffic safety risks on the N81, interferen...SOURCE PDFOpen Original
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