Core Planning Reasoning
The proposed development is consistent with the 'Town and District Centre' (TC) zoning objective and national policy for town centre densification, and provided the mews dwelling is limited to a single storey to protect the residential amenity of adjacent properties, it will not seriously injure the area's character or visual amenity.
Decision Maker's Conclusion
- The principle of mixed-use development, including a café and residential units, is acceptable and supported by the TC zoning objective and town centre location.
- The proposed shopfront and extension design successfully integrate with the existing streetscape and do not adversely impact the adjacent Architectural Conservation Area.
- The first-floor element of the proposed mews dwelling should be omitted via condition to prevent an overbearing impact on the small rear gardens of neighboring properties on Old Street.
Cited Policies (CDP)
TC Zoning ObjectiveObjective DMSO6Policy CSP34Policy CSP38Objective CSO62Objective EEO93Objective SPQHO37Objective SPQHO38Objective SPQHO39Objective SPQHO42Objective DMSO8Objective DMSO11Objective DMSO19Table 14.4Objective DMSO32Table 14.19Policy HCAP14Objective HACO38Objective DMSO31Objective CMO32
Decision Document Summary
The application relates to No. 2 Railway Avenue, Malahide, a semi-detached two-storey dwelling. The applicant, Dara View Ltd., sought permission for a partial change of use to create a 73sqm ground-floor café and a 73.6sqm two-bedroom apartment at first floor, along with a new 120sqm mews dwelling to the rear. Third-party appellants argued the project constituted overdevelopment, citing concerns over overlooking, noise, and car parking. The Inspector noted that the site is an 'infill' plot in a ...SOURCE PDFOpen Original
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