Core Planning Reasoning
The Inspector recommends a grant of permission as the proposed modifications, specifically the reduction in car parking and basement area, are consistent with national planning policy favoring sustainable transport in urban areas and will not negatively impact the residential amenity of the surrounding neighborhood.
Decision Maker's Conclusion
- The reduction in car parking spaces is justified by the site's 'accessible urban' location and proximity to high-frequency public transport services, including the Stillorgan Luas Station and multiple bus routes.
- The revised basement layout, while reducing floor area, maintains sufficient bicycle parking well in excess of minimum standards and reduces the potential for construction-related noise and vibration impacts due to less excavation.
- Procedural concerns and civil matters regarding site access and legal covenants do not preclude the Planning Authority or the Board from determining the planning application on its merits.
Cited Policies (CDP)
Zoning Objective ASection 4.3.1.1 Policy Objective PHP18: Residential DensitySection 4.3.1.3 Policy Objective PHP20: Protection of Existing Residential AmenitySection 12.4.5.6 Residential ParkingSection 12.4.6 Cycle ParkingSection 12.4.7 Motorcycle Parking
Decision Document Summary
The application seeks modifications to a previously permitted 19-unit apartment development at St. Anne's Convent, Stillorgan. The primary changes involve reducing the basement size from 1,573sqm to 1,200sqm and cutting car parking provision from 34 spaces to 22 spaces. The 0.25Ha infill site is located within an established residential area. Third-party appellants argued that the parking reduction would lead to overspill and trespassing on adjacent private lands and questioned the validity of t...SOURCE PDFOpen Original
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