4294/24

The development consists of amendments to previously approved planning application REF: 2588/21 consisting of: a) The omission of basements & chimneys of the 4 houses; b) The addition of a new vehicular gate (4.8m wide) off Seafield Road at the access road c) Removal of the pedestrian gate to house A off Seafield road and addition of a vehicular gate (3m wide) off the access road to house A with parking to the front House A; d) The removal of the pedestrian gate to house B off Seafield Road and addition of a vehicular gate (3m wide) to house B with parking to the front of House B; e) The relocation and widening of the existing vehicular access gate to no. 65 Seafield road; f) The omission of parking from the vehicle turning space to the front of House C&D; g) The relocation of the front garden wall to house C&D 2m to the north; h) The addition of a 3m wide access gate for back garden maintenance of no. 65 Seafield Road; i) The omission of the kitchen window on the east elevation of house A & west elevation of house B. j) all the other associated ancillary works necessary to facilitate the development.

Split decision

Core Reason for the Refused Part

The proposed modifications would result in excessively wide vehicular entrances and create traffic hazards by conflicting with public transport infrastructure and bus stop users, in violation of Dublin City Development Plan standards.

Decision Maker's Conclusion

  • The proposed vehicular access modifications exceed maximum entrance widths and would materially alter the permitted development (Ref 2588/21) to an unacceptable degree.
  • The relocation and widening of entrances would create direct conflicts between vehicles and users of the adjacent bus stop, resulting in a significant traffic hazard.
  • The development fails to comply with specific standards regarding the protection of street trees and the integration of public transport infrastructure as set out in the City Development Plan.

Cited Policies (CDP)

Volume 2, Appendix 5, Section 4.0Volume 2, Appendix 5, Section 4.3.2Volume 2, Appendix 5, Section 4.3.3Dublin City Development Plan 2022 – 2028

Decision Document Summary

The application sought various amendments to a previously approved residential development at 65/67 Seafield Road East, Clontarf. While the planning authority granted permission for the omission of basements and certain internal modifications, it issued a split decision refusing the elements related to new and widened vehicular entrances. The refusal was based on the proposal's failure to meet Dublin City Development Plan standards regarding entrance widths and its potential to endanger pedestri...
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