Core Planning Reasoning
The proposed modification is minor in nature, maintains substantial separation distances (c. 50m) to neighboring properties, and adheres to the residential zoning and amenity protection policies of the Dún Laoghaire-Rathdown County Development Plan 2022-2028.
Decision Maker's Conclusion
- The proposed balcony enlargement does not result in closer proximity to the southern boundary, maintaining a 12.9m setback to the site edge and approximately 50m to the appellant's dwelling, which significantly exceeds required standards.
- The internal residential standards for the revised 3-bed units exceed the minimum requirements, and the reduction in overall unit numbers from 68 to 67 is considered immaterial to the density of the scheme.
- The proposed amendments do not significantly alter the design character of the block or negatively impact the residential amenity of neighboring properties in terms of overlooking, noise, or privacy.
Cited Policies (CDP)
Zoning Objective APolicy Objective PHP20: Protection of Existing Residential AmenitySection 12.3.5 Apartment DevelopmentSection 12.8.3.3 Private Open SpaceSection 12.8.7 Private Amenity Space – Quality StandardsSection 12.8.7.1 Separation distances between rear first floor windowsTable 12.11 Private Open Space Standards
Decision Document Summary
This report evaluates an amendment to a previously permitted 68-unit apartment development at 24-28 Fosters Avenue, Mount Merrion. The applicant sought to reconfigure the third floor of Block C by replacing three 2-bed units with two larger 3-bed units and consolidating multiple small balconies into a single 24sqm terrace on the southeast elevation. A third-party appeal was lodged citing concerns over increased overlooking and noise nuisance resulting from the larger balcony. The Inspector deter...SOURCE PDFOpen Original
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