Core Refusal Reason
The proposed development is refused on the grounds that its monolithic design, scale, and massing represent a significant deviation from the established 'Garden City' character of the area, resulting in an incongruous addition to the streetscape that would negatively impact the visual amenities of the locality.
Decision Maker's Conclusion
- The proposed building is monolithic in form and lacks the necessary architectural expression to comply with basic principles of placemaking, making it incongruous with the prevailing streetscape.
- The applicant failed to provide a robust or sufficient justification for the demolition of two habitable dwellings of sound condition which contribute to the coherent 'Garden City' character of Mount Merrion.
- The development fails to meet the criteria of the Building Height Strategy, specifically regarding successful integration into the character and public realm of the area.
Cited Policies (CDP)
Section 12.3.9 (Demolition and Replacement Dwellings)Section 12.3.7.7 (Infill)Section 11.4.3.3 (Policy Objective HER21: 19th and 20th Century Buildings)Policy Objective PHP18 (Residential Density)Policy Objective PHP42 (Building Design & Height)Policy Objective BHS 3 (Building Height in Residual Suburban Areas)Appendix 5 (Building Heights Strategy - Criterion 1c)Objective A (Zoning)
Decision Document Summary
This report concerns a first-party appeal against Dún Laoghaire-Rathdown County Council's decision to refuse permission for the demolition of two existing dwellings ('Tara' and 'Kildara') and the construction of a 3/4 storey over basement residential building comprising 26 apartments. The site is a prominent, elevated corner plot at the junction of Foster Avenue and North Avenue. While the Inspector found the proposed density of 153 units per hectare acceptable under the 'Sustainable Residential...SOURCE PDFOpen Original
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