SD21A/0033

Construction of a 3 storey detached building consisting of 6 two bedroom apartments to be used exclusively for "Age Friendly Use For Older People", recessed vehicular entrance, communal parking, bin & bike store, public footpath to west site boundary, internal landscaping works, pedestrian entrance to Slade Road and Castle Rad, re-use of existing Mill Pond as a public recreational facility, connection to public foul sewer and all associated site works.

Refused

Core Refusal Reason

The proposed development materially contravenes the 'OS' (Open Space) zoning objective and fails to provide sufficient technical information regarding drainage, ecology, and design to justify the loss of open space or ensure the protection of the local environment.

Decision Maker's Conclusion

  • The development would materially contravene the 'OS' zoning objective to preserve open space and fails to meet the specific policy requirements for housing for older people in terms of location and proximity to amenities.
  • The application lacks critical technical data and assessments regarding surface water attenuation, bat surveys, tree protection, and archaeological impacts, preventing a comprehensive assessment of the environmental and historical impact.
  • The architectural design is considered substandard and inharmonious, failing to respond to the site's topography and historic millpond, while its scale and massing would have an overbearing impact on adjacent residential properties.

Cited Policies (CDP)

Policy H3 Objective 3Zoning Objective 'OS'Policy G1 Objective 1Policy G2 Objective 1Policy G2 Objective 2Policy G2 Objective 3Policy G2 Objective 4Policy G2 Objective 5Policy G2 Objective 6Policy G2 Objective 13Policy G3 Objective 1Policy G3 Objective 2Policy G3 Objective 5Policy G4 Objective 1Policy G4 Objective 2Policy G4 Objective 7Section 2.2.1 Urban Design

Decision Document Summary

The applicant proposed a three-storey detached building comprising six units on a sensitive site at Slade Road and Castle Road in Saggart, Co. Dublin. The site is zoned for Open Space ('OS'), and the Planning Authority determined that the proposal failed to contribute to this objective or satisfy the strict criteria for housing for older people in such areas. Refusal was also based on a significant deficit in information regarding Sustainable Drainage Systems (SuDS), biodiversity impacts on bats...
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