Core Refusal Reason
The Inspector recommended granting permission (overturning the Planning Authority's refusal), concluding that the revised design submitted at the appeal stage satisfactorily addressed previous concerns regarding building setbacks for future cycle lane provision, universal access issues related to site levels, and the overall massing and height on a prominent corner site.
Decision Maker's Conclusion
- The revised layout and levels submitted at the appeal stage satisfactorily resolve previous conflicts regarding universal access and provide sufficient setbacks (14.3m) to accommodate future cycle route infrastructure on Rathbeale Road.
- The proposed development of 36 apartments on this underutilised infill site aligns with national and regional policies for compact growth and sustainable higher densities in urban areas near town centres.
- While the contemporary design and height represent a change from the existing low-density character, the proposal is considered a reasonable urban design response that will not cause unacceptable detrimental impacts on the residential amenities of adjacent properties.
Cited Policies (CDP)
Objective SPQHO42Policy CSP14Policy CSP15Objective CSO21Objective CSO72Objective SPQHO1Policy SPQHP5Objective SPQHO6Policy SPQHP16Section 3.5.11.3Policy SPQHP35Objective SPQHO34Objective SPQHO37Objective SPQHP38Objective SPQHO38Objective SPQHO39Objective SPQHO43Objective CMO6Section 6.5.6.5Objective CMO24Objective DAO11Chapter 14Section 14.2.1Objective DMSO4Section 14.5.1Table 14.4Section 14.5.3Section 14.6.6.3Objective DMSO23Section 14.7Objective DMSO24Section 14.10.1Objective DMSO31Objective DMSO105Objective DMSO116
Decision Document Summary
The proposal involves the demolition of a derelict shed and the construction of 36 apartments in two blocks at the junction of Rathbeale Road and Watery Lane, Swords. The site is a prominent corner located within an 'RS - Residential' zoning. Fingal County Council initially refused permission for three reasons: the development being out of character with the area, inadequate standard of amenity for future residents (due to site levels and storage), and failure to provide a required road reservat...SOURCE PDFOpen Original
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