Core Planning Reasoning
The Inspector recommended a grant of permission as the proposal appropriately intensifies an underutilised urban infill site in accordance with national and local compact growth policies, provides a high-quality residential environment, and addresses previous design concerns regarding building bulk and massing.
Decision Maker's Conclusion
- The residential density of approximately 94 dph is considered acceptable for this 'Intermediate Location' given the proximity to existing rail services and planned strategic transport projects like DART+ West and BusConnects.
- While the demolition of Keane’s Cottage (a vernacular structure) is regrettable, it is considered justifiable as the building lacks formal protection and its removal facilitates the delivery of a significant number of residential units on a centrally located, serviced site.
- The redesigned layout and building heights (up to 5 storeys) are compatible with the character of the area and the sensitive landscape of the Royal Canal, successfully mitigating potential impacts on neighbouring residential amenities such as overlooking and overshadowing.
Cited Policies (CDP)
RS Zoning - ResidentialPolicy CSP1 - Housing DemandPolicy CSP2 - Compact GrowthPolicy CSP12 - NPF and RSESPolicy CSP14 - Infill/Brownfield ConsolidationPolicy CSP18 - Residential PromotionSection 14.5.3 - Building HeightPolicy CMP13 - Accessible Pedestrian/Cyclist EnvironmentPolicy CMP14 - Permeable NeighbourhoodsObjective CM019 - Optimising AccessibilityObjective DMS022 - Sunlight/Daylight AnalysisObjective DMS023 - Separation DistancesObjective DMS051 - Public Open Space ProvisionObjective DMSO52 - Infill/Brownfield Open SpaceObjective DMS068 - Playground FacilitiesObjective DMS0113 - Traffic and Transport AssessmentObjective DMS0194 - Public ArtObjective DMS0202 - SuDS and Open SpacePolicy HCAP 9 - Heritage Repair and Re-usePolicy HCAP 10 - Retention of StructuresObjective HCAO 35 - Vernacular MaintenancePolicy SPQHO44 - Retention and Adaptation of Dwellings
Decision Document Summary
The application proposes the construction of 90 residential units (8 semi-detached houses and 82 apartments in two blocks) and a crèche on a 0.95ha infill site at Porterstown Road, Clonsilla. The site context is defined by its proximity to the Royal Canal, St. Mochta's National School, and the upcoming DART+ West project. A key point of contention was the demolition of 'Keane’s Cottage', an 18th-century vernacular structure; while the Planning Authority’s Conservation Officer argued for its rete...SOURCE PDFOpen Original
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