Core Planning Reasoning
The Inspector recommends a grant of permission as the development aligns with the 'Objective A' zoning, supports compact urban growth through brownfield intensification, and sufficiently addresses previous traffic and amenity concerns via a low-car parking strategy and improved architectural design.
Decision Maker's Conclusion
- The development represents an acceptable intensification of a brownfield site in a sustainable location near high-capacity public transport (DART), consistent with the National Planning Framework's compact growth objectives.
- The proposed car parking provision of 4 spaces is acceptable given the site's accessibility and the implementation of a Mobility Management Strategy, which mitigates previous concerns regarding traffic hazards on The Metals.
- The design, featuring stepped heights and careful setbacks, ensures that the proposal will not result in undue overbearance, overlooking, or overshadowing of adjacent residential properties at Barnhill Lawn and Barnhill Grove.
Cited Policies (CDP)
Objective ASection 12.3.1 (Quality Design)Section 12.3.1.1 (Design Criteria)Policy Objective PHP18 (Residential Density)Policy Objective PHP20 (Protection of Existing Residential Amenity)Policy Objective PHP27 (Housing Mix)Policy Objective PHP30 (Housing for All)Policy Objective PHP42 (Building Design & Height)Policy Objective GIB15 (Recreation Access Routes)Policy Objective HER17 (Candidate Architectural Conservation Areas)Policy Objective HER18 (Development within a Candidate Architectural Conservation Area)Policy Objective HER20 (Buildings of Vernacular and Heritage Interest)Policy Objective HER28 (The Metals)Section 12.4 (Transport)Section 12.4.5.2 (Deviation from Car Parking Standards)Section 12.8.11 (Existing Trees and Hedgerows)Specific Local Objective 27Appendix 5 (Building Height Strategy)
Decision Document Summary
The proposal involves the demolition of an existing detached house 'The Barn' and the construction of 22 apartments in two blocks (3-storeys and 2-storeys) on a 0.25ha site adjoining Atmospheric Road (The Metals) in Dalkey. The site context is sensitive due to its proximity to a candidate Architectural Conservation Area and its location along a major pedestrian/cycle route. Key arguments in the report focus on overcoming two previous refusals related to traffic safety and overdevelopment. The In...SOURCE PDFOpen Original
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