Core Planning Reasoning
The development is recommended for grant subject to conditions; the primary planning intervention is the omission of the third-storey element to ensure the development remains visually subordinate to the adjacent Protected Structure (Mountainview House) and to protect the residential amenity of neighboring properties from undue overbearance and overshadowing.
Decision Maker's Conclusion
- The principle of residential development is established by the site's Objective 'A' zoning and previous planning precedents for infill housing on the subject lands.
- The proposed three-storey height is considered excessive in the context of the site's relationship with Mountainview House, a Protected Structure; the omission of the top floor is required to mitigate negative visual impacts on the heritage asset's character and setting.
- Potential impacts on the residential amenity of adjoining properties, specifically regarding overlooking and overshadowing, are adequately addressed through the reduction in building height and the application of obscure glazing to sensitive elevations.
Cited Policies (CDP)
Table 13.1.2 (Zoning Objective 'A')Policy Objective PHP18Policy Objective PHP20Section 12.3.8Section 12.3.1Section 12.3.3Section 12.3.4Section 12.8.2Section 12.8.3.1Section 12.8.7Section 12.8.7.1Section 12.3.7Section 12.3.7.5Section 12.3.7.6Section 12.3.7.7Policy Objective HER8Section 11.4.1.2Section 12.11.2Section 12.11.2.3
Decision Document Summary
The application relates to the construction of 2 no. semi-detached townhouses on a 0.06ha infill site located at the rear of Mountainview House, Beaumont Avenue, Dublin 14. The site was formerly part of the curtilage of Mountainview House, which is a Protected Structure (RPS No. 1007). While the principle of residential development was previously established under PL06D.248429, the current proposal involves revised heights and floor levels to facilitate gravity drainage connections. The Planning...SOURCE PDFOpen Original
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