Core Refusal Reason
The proposal constitutes overdevelopment due to inadequate private open space and overlooking, while also being situated in high-risk flood zones.
Decision Maker's Conclusion
- The proposed layout results in overdevelopment of the site, failing to provide adequate private open space and causing adverse overlooking of adjoining residential units.
- The development fails to meet the standards set out in SPPR 2 of the Compact Settlements Guidelines (2024) and the separation distance and infill requirements of the County Development Plan.
- The subject site is located within Flood Zones A and B, which are unsuitable for highly vulnerable new residential development according to the Strategic Flood Risk Assessment.
Cited Policies (CDP)
12.8.7.112.3.7.7Appendix 155.2.2 of Appendix 15
Decision Document Summary
The proposal sought permission for the construction of two 3-bedroom semi-detached houses on a site to the rear of The Lodge, Dundrum Road, Dublin 14. The Planning Authority refused the application on two primary grounds: firstly, that the bulk and massing represented overdevelopment which compromised residential amenity through insufficient open space and overlooking; and secondly, that the site's location within Flood Zones A and B posed an unacceptable flood risk for new residential developme...SOURCE PDFOpen Original
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