Core Planning Reasoning
The proposed development would endanger public safety by reason of traffic hazard due to restricted sightlines onto Albert Road Upper and the potential for conflict between vehicles, pedestrians, and cyclists at the site entrance.
Decision Maker's Conclusion
- The principle of residential infill development is acceptable under the 'A' zoning and aligns with national compact growth and sustainable settlement policies.
- The revised architectural design and layout successfully mitigate most concerns regarding overlooking and overshadowing of neighboring properties, provided certain glazing and boundary conditions are met.
- The proposed vehicular access is functionally substandard, fails to demonstrate DMURS-compliant sightlines, and would lead to unacceptable traffic hazards for both motorists and vulnerable road users.
Cited Policies (CDP)
Zoning Objective ASection 12.3.7.6 - Backland DevelopmentSection 12.3.7.7 - InfillPolicy Objective PHP18 - Residential DensityPolicy Objective PHP19 - Existing Housing Stock – AdaptationPolicy Objective PHP20 - Protection of Existing Residential AmenityPolicy Objective PHP27 - Housing MixPolicy Objective PHP42 - Building Design & HeightSection 10.2.2.6 Policy El6Section 12.3.1 - Quality DesignSection 12.3.2.1 - PermeabilitySection 12.8.3.3 - Private Open Space
Decision Document Summary
The applicant sought permission to refurbish and partially demolish an existing 1930s bungalow and construct four detached two-storey dwellings in its expansive rear garden at No. 72 Albert Road Upper, Glenagery. While the Planning Authority granted permission, the scheme was appealed by third parties. The 0.2ha site is located in a mature suburban area characterized by low-density detached houses. The Inspector acknowledged that the proposal provides an efficient use of residentially zoned land...SOURCE PDFOpen Original
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