Core Planning Reasoning
Refusal is recommended because the scale, massing, and intensity of the development would result in an overbearing impact on adjacent properties, involve unacceptable tree loss relative to the site's zoning objectives, and provide a substandard level of internal residential amenity for specific apartments with poor outlook and privacy.
Decision Maker's Conclusion
- The proposed scale and massing of the blocks in close proximity to the northern and southern boundaries would create a severe and permanent overbearing impact on the gardens and dwellings of Woodbank and Kendor.
- The removal of 23 out of 30 trees, including significant mature specimens along the Dublin Road frontage, fails to respect the 'Tree and Woodland' objective and is not adequately balanced by the proposed landscaping scheme.
- The internal configuration of Block A is fundamentally flawed, as units A12, A22, and A32 have principal outlooks onto enclosed circulation corridors, resulting in a poor standard of accommodation regarding privacy and outlook.
Cited Policies (CDP)
Zoning Objective 'A'Policy PHP18: Residential DensityPolicy PHP20: Protection of Existing Residential AmenityPolicy PHP35: Healthy PlacemakingPolicy PHP42: Building Design and HeightPolicy BHS 1: Increased Height (Appendix 5)Section 12.3.1: Quality DesignSection 12.3.5: Apartment DevelopmentSection 12.3.7.7: InfillSection 12.8.3.1: Public Open SpaceSection 12.8.7.1: Separation DistancesSection 12.8.11: Existing Trees and Hedgerows
Decision Document Summary
The applicant, Whitefern Rock Limited, proposed the demolition of a bungalow known as 'Coltsfoot' in Shankill to construct 41 apartments across two four-storey blocks with basement parking. The 0.35-hectare site is constrained by a narrow rectangular shape and a 'Tree and Woodland' zoning objective. While the Inspector acknowledged that the site is an 'Accessible Urban Location' suitable for high density (117 uph) due to its proximity to the DART and BusConnects, he ultimately found the proposal...SOURCE PDFOpen Original
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