Core Refusal Reason
The proposal was refused primarily due to its inappropriate scale, height, and monolithic design which would result in an overbearing impact on surrounding low-density residential properties and the streetscape, exacerbated by a significant under-provision of car parking that would lead to traffic safety hazards and overspill.
Decision Maker's Conclusion
- The 3-5 storey block lacks legible architectural rhythm and would be visually obtrusive and overbearing to the established two-storey suburban character of Talbot Court and Talbot Downs.
- The proposed parking provision of 0.12 spaces per unit is inadequate and based on overly ambitious modal shift projections that fail to account for the local suburban context and the physical barriers to walking/cycling posed by the national road network.
- The development fails to satisfy the requirements of the Fingal County Development Plan 2023-2029 (specifically Objectives SPQHO39 and SPQHO42) regarding the protection of residential amenity and character in infill sites.
Cited Policies (CDP)
Objective SPQHO1Objective SPQHO2Policy SPQHP5Policy SPQHP35Objective SPQHO39Objective SPQHO42Objective CIOSO49Objective CIOSO52Policy CMP5Policy CMP23Policy CMP25Objective CMO32Objective DMSO4Objective DMSO5Objective DMSO19Objective DMSO20Objective DMSO21Objective DMSO22Objective DMSO31Objective DMSO52Objective DMSO75Objective DMSO109Objective DMSO111Objective DMSO129Objective DMSO130Table 4.3Table 14.5Table 14.12Table 14.14Table 14.17Table 14.18Table 14.19
Decision Document Summary
The proposal involves the demolition of the vacant Brady's Public House in Castleknock and the construction of a 56-unit apartment block (23 one-bed, 33 two-bed) ranging from 3 to 5 storeys. The site is located in a transitional suburban area close to the N3/M50 junction and transport links like the Blanchardstown-City Centre Core Bus Corridor. While the Inspector acknowledged the site's potential for increased density under National and Regional policy (Compact Settlement Guidelines 2024), the ...SOURCE PDFOpen Original
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