Core Refusal Reason
The Planning Authority initially refused permission due to streetscape incongruity, material contravention of separation distance standards (DMSO26), overdevelopment, and access issues over third-party lands; however, the Inspector recommended granting permission, finding these issues could be mitigated through design amendments.
Decision Maker's Conclusion
- The proposed infill development is acceptable in principle under the 'RS' residential zoning and aligns with national compact growth objectives to better utilize under-used urban land.
- The shortfall in side separation distance (Objective DMSO26) does not constitute a material contravention as the standard allows for case-by-case flexibility, and a further 1-metre setback can be conditioned to ensure adequate maintenance access.
- Proposed vehicular access across the green verge is consistent with existing precedents in the immediate area and can be successfully implemented through a revised design and the developer obtaining necessary consents.
Cited Policies (CDP)
Fingal County Development Plan 2023-2029RS Residential ZoningPolicy SPQHP36Policy SPQHP38Objective SPQHO37Objective SPQHO39Objective SPQHO40Objective SPQHO43Section 14.5Table 14.4Section 14.6.4Objective DMSO19Section 14.8.2Objective DMSO26Section 14.10Objective DMSO31Objective DMSO32
Decision Document Summary
The application seeks permission for the demolition of an existing granny flat and outbuilding to facilitate the construction of a new detached, two-storey, two-bedroom dwelling at 19B Sycamore Lawn, Castleknock. Located on a corner site adjacent to Carpenterstown Park Road East, the proposal was initially rejected by Fingal County Council on grounds of overdevelopment and negative streetscape impact. The Inspector's assessment highlights that the modern flat-roof design is architecturally sound...SOURCE PDFOpen Original
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