2174/21
Permission for a residential development of 23 no. dwellings on a site measuring approx. 0.25 hectares. The proposed development consists of the construction of 21 no. dwellings, comprised of 3 no. 2 storey, 3 bed houses and 18 no. 1 & 2 bed apartments in a new 4 storey building, along with the renovation and conversion of the existing two storey dwelling, known as No. 726 South Circular Road into 2 no. 2 bed apartments at ground and first floor level, titled Block A. To the rear of Block A is a proposed 4 storey building known as Block B, accommodating 8 no. 1 bed apartments and 10 no. 2 bed apartments, with balconies on east and west elevations, with the inclusion of western facing communal roof terrace. In the northern part of the site, 2 no. Type A, 3 bed houses & 1 no. Type B, 3 bed house are proposed. The proposed development also provides a new vehicular access point located off South Circular Road, surface car & bicycle parking, catering for 14 no. car parking spaces & 50 no. bicycle parking spaces. The proposed development also includes for the partial demolition of the existing rear return of No. 726 South Circular Road (c. 61m2), and for all associated site development works, landscaping, boundary treatments, public open space (c. 150m2), pedestrian/cycle access from South Circular Road, infrastructural connections, bin storage etc.
Core Refusal Reason
The proposed development constitutes substandard overdevelopment of a backland site that would have an excessively overbearing impact and cause significant overlooking of adjacent residential properties and a sensitive HSE healthcare facility, alongside unresolved traffic safety concerns regarding the site entrance.
Decision Maker's Conclusion
- The scale, massing, and height of the apartment block (Block B) would be overbearing and result in an unacceptable loss of privacy for residents of St James Wood and users of the adjoining HSE day hospital.
- The layout and fenestration of the proposed units would lead to direct overlooking and a perception of intrusiveness, failing to protect the residential amenities of the established surrounding area.
- The applicant failed to satisfactorily demonstrate that the proposed vehicular access on South Circular Road would not create a traffic hazard, particularly given its proximity to a pedestrian crossing and restricted visibility.