Core Refusal Reason
The Planning Authority refused permission due to low residential density (c. 25 units per hectare) on a site near high-capacity transport, citing unsustainable land use; however, the Inspector recommended a grant, noting that the proposal is an appropriate small-scale infill development that respects the character of the surrounding area.
Decision Maker's Conclusion
- The proposal is considered an appropriate intensity and form of development for a small infill site, complying with the flexibility afforded by national guidelines for sites that must respond to the scale of surrounding development.
- The single-storey design and contemporary form integrate successfully with the established residential character of Cherrywood Park and will not result in significant adverse impacts on residential amenity or overlooking.
- Access and parking arrangements are acceptable for the cul-de-sac location, subject to a condition restricting on-site parking to one space to align with the Compact Settlement Guidelines.
Cited Policies (CDP)
Zoning: Objective APolicy Objective PHP18: Residential DensityPolicy Objective PHP19: Existing Housing Stock - AdaptationPolicy Objective PHP20: Protection of Existing Residential AmenitySection 12.3.3.2: Residential DensitySection 12.3.7.5: Corner/Side Garden SitesSection 12.3.7.7: Infill
Decision Document Summary
The application seeks permission for a 91sqm single-storey detached 2/3 bedroom dwelling on a 0.04ha site, which is part of the rear garden of Bramley House in Shankill. The Planning Authority originally refused the development, arguing that its low density (equating to 25 units/ha) within 100m of the N11 bus corridor contravened Policy PHP18 and the Sustainable Residential Development guidelines. The Inspector disagreed, highlighting that Section 3.3.6 of the 2024 Compact Settlement Guidelines ...SOURCE PDFOpen Original
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