Core Refusal Reason
The proposal for an exclusively residential development on 'NC' (Neighbourhood Centre) zoned land fails to provide a mix of uses necessary to support the vibrancy and function of the center, while the design and siting are deemed visually incongruous with the streetscape and injurious to the daylight and amenities of adjoining properties.
Decision Maker's Conclusion
- The proposed standalone residential unit would compromise the 'NC' zoning objective to provide and improve mixed-use neighbourhood centre facilities as it fails to provide an appropriate mix of commercial or retail uses.
- The siting and design of the dwelling, including its infringement on established building lines and use of 2m high block boundary walls, would be visually discordant and out of character with the surrounding 1950s residential context.
- The development would seriously injure the residential amenities of adjacent units to the west by way of overshadowing and loss of daylight due to the restricted 2.8m separation distance and the scale of the proposed 8.15m high structure.
Cited Policies (CDP)
Policy Objective RET7Zoning Table 13.1.12Section 7.5.4Section 7.6.3Section 7.6.3.1 (Policy Objective RET11)Section 12.3.1.1 (Design Criteria)Section 12.3.7.5 (Corner / Side Garden Sites)Section 12.3.7.7 (Infill)Section 12.3.10.8Section 12.4.8Section 12.6.1Section 12.8.7.1Section 12.8.7.2Policy Objective PHP19
Decision Document Summary
The application seeks permission for a two-bedroom detached house (110 sqm) on a small 'green space' infill site at the corner of Seafield Crescent and Seafield Park, Blackrock. The site is situated immediately adjacent to a small two-storey neighborhood center. Dún Laoghaire-Rathdown County Council initially refused permission based on zoning contravention and visual impact. The Inspector's assessment confirms that while residential use is 'permitted in principle' under the 'NC' zoning, a solel...SOURCE PDFOpen Original
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