Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the proposed mews dwelling is consistent with the residential zoning objective ('A'), represents an appropriate densification of a serviced urban site near public transport, and utilizes a stepped design that respects the character of the area without unduly impacting the residential amenities of neighbouring properties.
Decision Maker's Conclusion
- The proposed development complies with the 'A' zoning objective and supports compact urban growth objectives as outlined in the National Planning Framework and the County Development Plan.
- The contemporary stepped-back design effectively mitigates potential overbearing impacts on adjacent properties and the Hyde Park streetscape, rendering the Planning Authority's height-reduction conditions unnecessary.
- Adequate private open space and vehicular access are provided in accordance with the 2024 Sustainable Residential Development and Compact Settlements Guidelines, ensuring no significant traffic hazard or loss of residential amenity.
Cited Policies (CDP)
Policy Objective PHP18 (Residential Density)Policy Objective PHP19 (Existing Housing Stock – Adaptation)Policy Objective PHP20 (Protection of Existing Residential Amenity)Policy Objective PHP35 (Healthy Placemaking)Policy Objective EI6 (Sustainable Drainage Systems)Policy Objective OSR7 (Trees, Woodland and Forestry)Policy Objective GIB18 (Protection of Natural Heritage and the Environment)Section 12.3.1.1 (Design Criteria)Section 12.3.7 (Additional Accommodation in Existing Built-Up Areas)Section 12.3.7.5 (Corner/Side Garden Sites)Section 12.3.7.6 (Backland Development)Section 12.3.7.7 (Infill Development)Section 12.3.7.9 (Mews Lane Development)Section 12.4.8 (Vehicular Entrances and Hardstanding Areas)Section 12.4.5.2 (Application of Standards)Section 12.4.5.6 (Residential Parking)Section 12.8.11 (Existing Trees and Hedgerows)Section 12.8.3.3 (Private Open Space)
Decision Document Summary
The proposal involves the construction of a 288 sqm, part single-storey, part two-storey mews dwelling over a basement on a 0.0282 ha site at the rear of 33 Castlepark Road, Sandycove. Access is proposed from the Hyde Park cul-de-sac. The site context is a mature suburban area characterized by large detached houses and recent modern infill developments. While the Planning Authority (PA) originally granted permission subject to conditions reducing the building's height and window sizes, both firs...SOURCE PDFOpen Original
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