SD23A/0169
(A Protected Structure, South Dublin County Council RPS No. 094). The development consists of the following: The removal of the existing 52 No. car parking spaces for the construction of a 3-storey terraced residential development with a total of 8-unit apartments, which will consist of 4 No. 3-bed apartments at ground floor level and 4 No. 4-bed duplex apartments on the upper floors. All with associated private open space, bike storage, bin storage, car parking, communal open space, and other necessary site works.
Core Refusal Reason
The proposed development constitutes overdevelopment of a restricted infill site, failing to provide a suitable height transition to neighboring bungalows, breaching mandatory separation distances between windows, and creating a traffic hazard due to inadequate maneuvering space for large vehicles.
Decision Maker's Conclusion
- The 3-storey building fails to integrate with the surrounding built form by lacking a height transition to adjacent dormer bungalows and failing to meet the minimum 22-metre separation distance required between opposing windows.
- The internal residential amenity is compromised by substandard bedroom widths and poor-quality communal open space, while the external layout creates significant overbearing and overlooking impacts on neighboring properties.
- The restricted site access and lack of a dedicated turning area for refuse trucks and emergency vehicles would necessitate dangerous reversing maneuvers onto the Leixlip Road, endangering public safety.