Core Refusal Reason
The proposed development would result in the endangerment of public safety due to a lack of adequate visibility at the entrance onto Ulverton Road and the substandard nature of the private access lane, which would create a traffic hazard and obstruction for road users.
Decision Maker's Conclusion
- The sightlines available for exiting the private laneway onto Ulverton Road are significantly below the requirements set out in the Design Manual for Urban Roads and Streets (DMURS), creating a critical public safety risk.
- The proposed 9m maximum height and elevated roof terrace are visually unsympathetic to the adjoining Dalkey Village Architectural Conservation Area and would likely result in undue overshadowing and overlooking of neighbouring residential amenities.
- The proposal represents a piecemeal and uncoordinated form of backland development that fails to achieve high-quality placemaking or provide a comprehensive masterplan for the surrounding area.
Cited Policies (CDP)
Section 12.3.7.6 - Backland DevelopmentSection 12.3.7.7 - InfillPolicy Objective PHP18 - Residential DensityPolicy Objective PHP19 - Existing Housing Stock – AdaptationPolicy Objective PHP20 - Protection of Existing Residential AmenityPolicy Objective PHP27 - Housing MixPolicy Objective PHP42 - Building Design & HeightSection 11.4.2.1 Policy Objective HER1 - Architectural Conservation AreasSection 12.4.8 - Sightlines at Exits
Decision Document Summary
This Inspector's Report evaluates a first-party appeal against the refusal of planning permission for a two-and-a-half-storey, two-bedroom detached dwelling on a 0.1ha backland site at No. 54A Ulverton Road, Dalkey. The site is a brownfield location accessed via a narrow private laneway that serves several other dwellings and a commercial enterprise. While the Inspector noted that the site is zoned 'Objective A' (to protect/improve residential amenity), the primary concern was traffic safety. Th...SOURCE PDFOpen Original
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