Core Refusal Reason
The proposed development constitutes overdevelopment due to an excessive residential density for its peripheral location, inappropriate scale and massing that is out of character with the area, and significant deficiencies in the provision of quality open space, parking, and viable landscaping.
Decision Maker's Conclusion
- The proposed density of 99.5 units per hectare is significantly higher than the 35-50 units per hectare range recommended for a 'Less Accessible Urban Location' or 'Outer Suburban Site' under national guidelines.
- The design, scale, and bulk of the 3- and 4-storey building would dominate the streetscape and fail to respect the character of the surrounding low-density suburban environment, resulting in negative impacts on visual and residential amenity.
- The development fails to provide sufficient car and bike parking and high-quality open space, and the proposed perimeter screening is considered unviable due to conflicts with underground service infrastructure.
Cited Policies (CDP)
RS Zoning ObjectiveSection 3.5.11.3Section 4.5.2.3Section 13.4Section 14.5Section 14.6.3Section 14.6.6.3Section 14.10.1Section 14.13.2Table 14.3Table 14.12Table 14.17Table 14.18Table 14.19Objective CSO21Objective DMS024Objective DMSO23Objective DMSO52Objective DMSSO31Objective SPQHO38Objective SPQHO39Objective SPQHO44Objective GI 19Policy CAP8
Decision Document Summary
This report assesses a First Party appeal against Fingal County Council's decision to refuse permission for 22 apartments in a 3-4 storey building at Larch Wood, Malahide. The site currently contains a single bungalow on 0.22 hectares in an area characterized by 2-storey suburban housing. While the residential use is permitted in principle under the 'RS' zoning, the Inspector finds the proposal to be a clear case of overdevelopment. The arguments focus on the excessive density—nearly double the ...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.