Core Refusal Reason
The proposed development, by reason of its restricted layout, excessive massing, scale, and singular elongated form, would constitute overdevelopment of a constrained site and be out of character with the surrounding area's pattern of development, failing to provide a sympathetic infill design response or high-quality amenity space.
Decision Maker's Conclusion
- While higher residential density (141 dph) is acceptable in principle under national and local compact growth policies, the specific design fails to satisfy qualitative requirements for infill sites due to its 'institutional' monolithic form.
- The block layout results in deficient communal open space and playground provision, offering poor usability and privacy for ground-floor residents while appearing overbearing to adjacent two-storey dwellings.
- The absence of a Road Safety Audit and a DMURS statement represents a fundamental omission, given the site's constrained access and proximity to an established residential estate.
Cited Policies (CDP)
Fingal Development Plan 2023-2029Table 14.4 Infill DevelopmentObjective SPQH042Objective SPQ H043Objective DMS 01Objective DMS 0145Policy CSP12Policy CSP14Policy CSP18Policy SPQHP35Policy SPQHP38Policy CMP12Policy CMP14Objective CMO19Table 14.3Policy 14.13Table 14.11Objective DMSO50Objective DMSO51Table 14.12Objective DMSO52Objective DMSO53Objective DMSO194Section 14.19.1.2Objective DMS 0118Objective DMS0246Objective DMS0140Objective CM045
Decision Document Summary
The proposal involves the demolition of a 1940s detached dwelling known as 'Woodhurst' and the construction of a five-storey apartment building on a 0.36ha site at Coolock Lane, Santry. Initially proposed as 55 units, the applicant reduced this to 51 units during the appeal process to address density concerns. The site is situated in an area primarily characterized by low-density, two-storey detached and terraced housing. The Inspector argues that while the principle of redevelopment is sound, t...SOURCE PDFOpen Original
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