Core Planning Reasoning
The proposal is recommended for grant as it is consistent with the 'RV Rural Village' zoning objective of the Fingal Development Plan 2023-2029, provides for an appropriate density and design that respects the character of Garristown, and includes necessary infrastructure improvements to Chapel Lane to ensure traffic and pedestrian safety.
Decision Maker's Conclusion
- The development is acceptable in principle under the current Fingal Development Plan zoning, and the absence of a current Local Area Plan or Masterplan does not preclude the granting of permission for the residential use identified for the site.
- Proposed road widening to 5m on Chapel Lane and the provision of new pedestrian infrastructure, combined with a special financial contribution for off-site footpath links, adequately addresses concerns regarding traffic safety and accessibility.
- The scale and design of the 22 dwellings are sensitive to the village context, meet separation distance requirements to protect existing residential amenities, and include the successful retention of the local heritage feature known as 'the spout'.
Cited Policies (CDP)
Zoning 'RV Rural Village'Section 2.4.1 (Local Area Plans)Section 2.4.2 (Masterplans)Section 2.4.3 (Framework Plans)Policy SPQHP35 (Quality of Residential Development)Objective SPQHO31 (Variety of Housing Types)Section 3.5.15.1 (Rural Villages)Section 3.5.11.3 (Density)Section 3.5.15.7 (Layout and Design for Housing in Rural Fingal)Objective SPQHO56 (Rural Villages)Objective SPQHO57 (Village Framework Plans)Objective SPQHO59 (Cultural Heritage)Objective SPQHO84 (Compliance with Development Management Standards in Rural Areas)Objective SPQHO36 (Public open Space)Section 13.8.5 (Public Open Space)Objective CIOSO38 (Public Open Space Provision)Chapter 14 (Development Management Standards)Section 14.12.1 (Design Criteria for Rural Villages and Rural Clusters)Objective DMSO51 (Minimum Public Open Space Provision)Objective DMSO52 (Public Open Space Provision)Objective DMSO53 (Financial Contribution in Lieu of Public Open Space)Section 14.20.2 (Rural Housing – Wastewater Treatment)
Decision Document Summary
The proposal involves the construction of 22 dwellings on a greenfield site situated to the west of Chapel Lane in Garristown, Co. Dublin. The site consists of a field with mature hedgerows and a notable local stone feature known as 'the spout' which conveys surface water. Third-party appeals centered on the prematurity of the application due to an expired Local Area Plan, the substandard nature of Chapel Lane for increased traffic, and potential flooding and privacy impacts. The Inspector argue...SOURCE PDFOpen Original
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