Core Refusal Reason
The Inspector recommended granting permission, reversing the Planning Authority's refusal, on the grounds that the modified scheme (reduced height and revised facade) constitutes an appropriate form of backland development that provides adequate residential amenity and is consistent with the character of the area.
Decision Maker's Conclusion
- The proposed density of 34 dph is acceptable for this 'Suburban/Urban Extension' location and does not constitute overdevelopment of the 0.088 ha backland site.
- The modified design submitted with the appeal successfully reduces the overall scale and height of the terrace, ensuring it is not visually obtrusive from the public realm or discordant with the established residential character.
- Adequate separation distances (exceeding the 16m standard in the 2024 Compact Settlement Guidelines) and generous private open space (61-109 sqm) ensure that the development will not negatively impact the amenity of neighboring properties or future residents.
Cited Policies (CDP)
Policy Objective PHP18: Residential DensityPolicy Objective PHP19: Existing Housing Stock - AdaptationPolicy Objective PHP20: Protection of Existing Residential AmenityPolicy Objective PHP42: Building Design & HeightSection 12.3.7.6: Backland DevelopmentSection 12.3.7.7: InfillSection 12.4: TransportSection 12.8: Open Space and RecreationSPPR 1: Separation DistancesSPPR 2: Minimum Private Open Space StandardsSPPR 3: Car ParkingSPPR 4: Cycle Parking and Storage
Decision Document Summary
The proposal involves the construction of a mews terrace of 3 no. two-storey, three-bedroom houses on a backland site to the rear of 16 Saint Fintans Villas. The Planning Authority originally refused permission citing overdevelopment, substandard residential amenity, and traffic safety issues. The Inspector's assessment focused on a modified design submitted during the appeal process which reduced the building height from 7.64m to 6.63m and omitted projecting bay windows. The Inspector found tha...SOURCE PDFOpen Original
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