Core Refusal Reason
The proposed density of 20.3 units per hectare represents significant underdevelopment of a well-serviced, accessible urban site located near a neighborhood centre and high-frequency transport corridors, failing to meet the minimum density requirement of 50 units per hectare set out in the Sustainable Residential Development and Compact Settlement Guidelines (2024).
Decision Maker's Conclusion
- The subject site falls within the 'City-Urban Neighbourhoods' category due to its proximity to Cornelscourt and the Stillorgan Core Bus Corridor, which requires a minimum density of 50 uph under national guidelines.
- While the proposed design successfully addresses residential amenities and local character, the density is considered unacceptably low and represents an inefficient use of serviced urban land.
- The Inspector concluded that a significantly higher density is achievable on the 0.69-hectare site through improved design typologies, and permitting the current scheme would set an undesirable precedent for underdevelopment.
Cited Policies (CDP)
Policy Objective PHP18 (Residential Density)Policy Objective PHP19 (Existing Housing Stock – Adaptation)Policy Objective PHP20 (Protection of Existing Residential Amenity)Section 12.3.1.1 (Design Criteria)Section 12.3.3.2 (Residential Density)Section 12.3.7.7 (Infill)Section 12.4.8 (Vehicular Entrances and Hardstanding Areas)Section 12.8.3.1 (Public Open Space)Section 12.8.3.3 (i) (Private Open Space for Houses)Section 12.8.7.1 (Separation Distances)Section 12.8.7.2 (Boundaries)Section 12.8.11 (Existing Trees and Hedgerows)Zoning Objective A
Decision Document Summary
The proposal by Mart Lane Property Developments Ltd involved the demolition of an existing 5-bedroom house known as 'The Grove' and the construction of 14 new dwellings on a 0.69ha site in Foxrock. Dun Laoghaire Rathdown County Council refused permission on the sole basis that the density (20.3 uph) was too low for its urban context. On appeal, the Inspector upheld this view, categorizing the site as a 'City-Urban Neighbourhood' given its location 200m from Cornelscourt and near high-capacity bu...SOURCE PDFOpen Original
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