Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the proposal represents a sustainable and high-quality redevelopment of an underutilised brownfield site that successfully integrates with its sensitive heritage context, specifically protecting the character of 'Dun Leary House' while delivering compact urban growth in a highly accessible location.
Decision Maker's Conclusion
- The proposed density of 199 units per hectare (net) is appropriate for this highly accessible brownfield site and aligns with national objectives for compact growth and efficient land use near high-capacity public transport.
- The revised design effectively addresses previous concerns regarding the setting of the Protected Structure (Dun Leary House) by providing significant setbacks and a conservation-led refurbishment that ensures the building remains a focal point of the streetscape.
- Residential amenity impacts, including overshadowing and overlooking of neighboring developments like De Vesci House and Clearwater Cove, are deemed acceptable and within the limits established by BRE guidelines and the County Development Plan standards.
Cited Policies (CDP)
Objective NCSLO 37Policy Objective PHP18Policy Objective PHP20Policy Objective PHP27Policy Objective PHP42Appendix 5 Building Heights StrategyBHS 1BHS 2Table 5.1Table 12.1Section 12.3.3.1Section 12.4.5.2Table 12.8Table 12.9Section 12.8.7.1Section 12.3.5.2Policy Objective GIB18Policy Objective GIB19Policy Objective GIB22Policy Objective HER2Policy Objective HER8Policy Objective T12Policy Objective T23
Decision Document Summary
The proposal consists of a residential-led mixed-use development on a 0.74 ha brownfield site in Dún Laoghaire, featuring 84 residential units across two blocks ranging from 3 to 8 storeys, along with retail units and a co-working space. A central component is the refurbishment of 'Dun Leary House', a Protected Structure, which was a point of contention in a previously refused SHD application. The Inspector argues that the current scheme successfully resolves former refusal reasons through impro...SOURCE PDFOpen Original
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