Core Refusal Reason
The proposed development of 4 dwellings on a 0.4611ha site (approx. 8.7 dph) represents significant underdevelopment of a highly accessible site in close proximity to high-frequency public transport (Killiney DART Station) and a neighbourhood centre, which is contrary to national compact settlement guidelines and local planning policy.
Decision Maker's Conclusion
- The site qualifies as an 'Urban Neighbourhood' under national guidelines, where densities between 50 dph and 250 dph are generally applied; the proposed 8.7 dph is therefore wholly inadequate for this location.
- While the site is sensitive due to its location within the curtilage of Montebello House (a Protected Structure), an innovative design and layout could achieve a higher density without compromising the character and setting of the historic building.
- The proposal represents an unsustainable use of well-serviced urban land and fails to adhere to the National Planning Framework's objectives regarding compact growth and sequential patterns of development.
Cited Policies (CDP)
Policy Objective PHP18Policy Objective PHP20Policy Objective PHP27Policy HER 8Policy HER12Section 12.11.2.1Section 12.11.2.3Section 12.3.4Specific Local Objective (SLO) 130Killiney Architectural Conservation Area (ACA)
Decision Document Summary
The proposal involves the construction of 4 large, four-bedroom detached houses on a 0.4611-hectare site at Montebello House, Killiney. Montebello House is a Protected Structure, and the site is situated within the Killiney Architectural Conservation Area. The Planning Authority refused the application on the basis of underdevelopment, a decision the applicant appealed by arguing that site sensitivities regarding heritage and mature trees necessitated a lower density. The Inspector, however, con...SOURCE PDFOpen Original
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