Core Refusal Reason
The proposed development materially contravenes the 'OS' (Open Space) zoning objective and H3 Objective 4 of the South Dublin County Council Development Plan 2022-2028, as the housing type does not qualify for the limited exceptions allowed on open space lands, and it further fails to provide the required 10m riparian buffer for the adjacent watercourse.
Decision Maker's Conclusion
- The proposal constitutes a material contravention of the Open Space zoning objective because the development does not fall under community-led or social/affordable housing categories required by H3 Objective 4.
- The development encroaches on the designated Riparian Corridor of the Kiltipper Stream, failing to maintain the mandatory 10m vegetated buffer required to protect water quality and biodiversity.
- Permitting the development would set an undesirable precedent for the loss of zoned open space and riparian habitats, thereby conflicting with the proper planning and sustainable development of the area.
Cited Policies (CDP)
Zoning Objective OSZoning Objective RESH3 Objective 4Policy G13, Objective 3Policy G14, Objective 4Section 12.4.2Section 12.4.3Section 12.6.8 Residential Consolidation (i) Infill DevelopmentH13 Objective 1H13 Objective 3H13 Objective 5Policy GI1 Objective 4
Decision Document Summary
The applicant sought permission for two 3-bedroom semi-detached houses at 26 Cois Na hAbhann, Tallaght. The site is situated on the edge of Sean Walsh Park and is characterized by its proximity to the Kiltipper Stream. While the applicant asserted private ownership, the Inspector determined that the majority of the site is zoned 'OS' (Open Space) under the 2022-2028 Development Plan. Current policy only permits residential development on 'OS' lands for specific social or community-led housing, a...SOURCE PDFOpen Original
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