Core Planning Reasoning
Recommendation to grant permission (subject to significant amendments by condition) because the proposal, with reduced height and density, aligns with the Kiltiernan-Glenamuck Local Area Plan 2025, provides a sustainable quantum of housing, and overcomes previous refusal reasons related to unit mix and biodiversity protection.
Decision Maker's Conclusion
- The proposal as amended by condition—reducing total units to 128 and heights to a maximum of 4 storeys—ensures full consistency with the site-specific objectives of the Kiltiernan-Glenamuck Local Area Plan 2025 and the DLR County Development Plan 2022-2028.
- The revised design successfully addresses previous refusal reasons regarding residential unit mix and the protection of natural heritage, specifically by retaining the wetland area and translocating Annex I affinity grassland turves.
- Access via the Cairnbrook estate is established in policy and technical assessments demonstrate that the development will not create an unacceptable traffic hazard or result in significant negative impacts on existing residential amenity.
Cited Policies (CDP)
Policy Objective CS 2: Core StrategyPolicy Objective PHP18: Residential DensityPolicy Objective PHP27: Housing MixPolicy Objective PHP35: Healthy PlacemakingPolicy Objective GIB18: Protection of Natural HeritagePolicy Objective PHP42: Building HeightSection 12.3.1.1: Design CriteriaSection 12.3.3.1: Residential Size and MixTable 12.1: Apartment Mix RequirementsSection 12.4.1.1: Car Parking
Decision Document Summary
The proposed development on a 3.04ha greenfield site at Carrickmines Great initially sought 157 residential units and a childcare facility. The site context is a semi-rural/outer suburban area in transition, featuring sensitive ecological areas including wet woodland and a drainage ditch. The Inspector notes that a previous SHD application was refused due to unit mix and natural heritage concerns. While the principle of residential development is acceptable under the 'A' zoning, the Inspector ar...SOURCE PDFOpen Original
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