Core Refusal Reason
The Planning Authority initially refused permission due to the negative visual impact on the setting and character of Clay Farm House (a Protected Structure) and adverse impacts on residential amenity. However, the Inspector recommends a grant of permission based on an 'Alternative Design' (8 units) which significantly mitigates overbearance and overlooking through reduced massing and increased setbacks.
Decision Maker's Conclusion
- The original proposal for 10 units was unacceptable as it caused injury to the residential amenity of Clay Farm House through overbearance and overlooking, while negatively impacting the setting of the protected structure.
- The 'Alternative Design' submitted with the appeal, which reduces the unit count to 8 and increases separation distances, successfully overcomes these heritage and amenity concerns.
- The modified proposal represents an appropriate intensification of a serviced, zoned infill site and is consistent with both national compact growth policies and local development plan objectives.
Cited Policies (CDP)
Policy Objective HER 8Section 12.11.2.3Policy Objective CS 11Policy Objective PHP 18Policy Objective PHP 19Policy Objective PHP 20Policy Objective PHP 27Section 12.3.7.7Section 12.3.1.1Section 12.3.5
Decision Document Summary
This report concerns a first-party appeal for a Large-scale Residential Development (LRD) at Clay Farm House, Dublin 18. The site is a 0.13ha infill plot within the curtilage of an 18th-century farmhouse (Protected Structure RPS 2119) and adjacent to the established Clay Farm Phase 2 residential scheme. The initial application for a 10-unit, two-storey apartment block was refused by Dún Laoghaire-Rathdown County Council for being unsympathetic to the historic setting and overbearing to neighbors...SOURCE PDFOpen Original
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