Core Planning Reasoning
The proposed development is considered to be in accordance with the 'A' zoning objective for the area and, subject to modifications, represents an acceptable design response for an infill site that respects the established character of the Mount Merrion garden city suburb without causing undue injury to visual or residential amenities.
Decision Maker's Conclusion
- The architectural design is a successful contemporary interpretation of the local vernacular (arts and crafts style), integrating well with the 'garden city' character of the surrounding area.
- The 22m separation distance provided between proposed and existing dwellings exceeds the minimum standards required to protect residential privacy and prevents significant overlooking or overshadowing.
- The revised proposal successfully addresses previous refusal reasons by reducing massing by approximately 16.5% and utilizing the site's topography to graduate the scale of the buildings.
Cited Policies (CDP)
Zoning Objective APolicy Objective PHP19: Existing Housing Stock – AdaptationPolicy Objective PHP20: Protection of Existing Residential AmenitySection 12.3.7.7: Infill DevelopmentPolicy Objective HER21: Nineteenth and Twentieth Century Buildings, Estates and FeaturesSection 8.4.5: Views and/or ProspectsPolicy Objective GIB6: Views and/or ProspectsSection 12.8.7.1: Depths of rear gardens
Decision Document Summary
The proposal involves the demolition of a 72.8sqm shed and the construction of three dwellings: a pair of 2.5-storey semi-detached 4-bed houses and one 2-storey 2-bed detached house featuring a green roof and subterranean lower ground floor. The 0.1ha site consists of former side and rear gardens in Mount Merrion, an area characterized by a distinct early-to-mid 20th-century suburban 'garden city' layout. The Inspector notes that the development addresses previous refusals (ABP-314506-22 and ABP...SOURCE PDFOpen Original
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