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The Inspector recommended a grant of permission (upholding the Planning Authority's decision) on the basis that the proposed development is consistent with the Z1 residential zoning and proper planning and sustainable development of the area. It was determined that the replacement dwelling provides high-quality residential accommodation that respects the sensitive historic character of the Architectural Conservation Area and the setting of adjacent Protected Structures while maintaining adequate separation distances to protect neighboring residential amenities.

• The demolition of the existing 1960s/1970s bungalow is acceptable as it lacks architectural merit and its removal facilitates the regeneration of a vacant, serviced backland site.
• The proposed design, featuring a staggered height and lateral separation distances exceeding 24m from neighboring terrace properties, ensures that no significant adverse impacts regarding overbearing, overlooking, or overshadowing will occur.
• The development is sympathetic to its location within the Chapelizod ACA and adjacent to the Phoenix Park wall; potential impacts on archaeological remains and site biodiversity (specifically a mature Wych Elm) can be successfully mitigated through robust planning conditions.