Core Planning Reasoning
The Inspector recommended a grant of permission for a reduced total of 10 apartments (omitting 3 lower ground floor units). The core reason for the modification is that the three lower ground floor apartments failed to provide an adequate standard of residential amenity regarding daylight and 'views out' standards (BS EN 17037:2018), while the remaining development was found to be in accordance with the 'Objective A' zoning and national compact growth policies.
Decision Maker's Conclusion
- The proposed increase in density and the revised unit mix are considered acceptable and appropriate for this accessible urban location, providing much-needed variety in an area dominated by larger family homes.
- The lower ground floor apartments (Units 1, 2, and 3) do not meet the minimum recommendations for daylight and views out due to their subterranean positioning and proximity to boundary walls and staircases.
- Subject to a condition omitting the three lower ground floor units, the proposed development would not seriously injure the residential amenities of the area and aligns with the proper planning and sustainable development of the site.
Cited Policies (CDP)
Objective A (Zoning)Policy Objective PHP18: Residential DensityPolicy Objective PHP19: Existing Housing Stock – AdaptationPolicy Objective PHP20: Protection of Existing Residential AmenityPolicy Objective PHP27: Housing MixSection 12.3.1 Quality DesignSection 12.3.3 Quantitative Standards for All Residential DevelopmentSection 12.3.4 Residential Development – General RequirementsSection 12.3.5 Apartment DevelopmentSection 12.4.5 Car Parking StandardsSection 12.4.6 Cycle ParkingSection 12.8.5.3 Communal Open Space – QualitySection 12.8.7 Private Amenity Space – Quality Standards
Decision Document Summary
The proposal seeks to amend a previously permitted residential scheme at Tivoli Lodge, Dun Laoghaire, increasing the unit count from 8 to 13 apartments. The site is a 0.085-hectare corner plot currently containing a vacant former nursing home. The Inspector's evaluation focused on the balance between achieving higher densities in urban areas and maintaining residential amenity. While the Inspector supported the principle of higher density (153 uph) and the change in unit mix to include more 1-be...SOURCE PDFOpen Original
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