Core Refusal Reason
Refusal is recommended due to poor architectural design and layout which creates an inactive streetscape on a prominent gateway site, coupled with a failure to provide adequate residential amenity for future occupants in terms of daylight, communal open space, and a site layout dominated by car parking and hard surfaces.
Decision Maker's Conclusion
- The siting and design of the proposed duplex blocks result in an inactive streetscape and poor architectural quality at a prominent entrance point to Rush, militating against an attractive pedestrian environment.
- The development fails to provide a high-quality living environment for future residents due to inadequate daylighting for north-facing units, overshadowed private spaces, and a total lack of dedicated communal open space for apartments.
- The public open space is substandard in layout and functionality, as its usability is unduly compromised by the positioning of a pumping station, car parking, and drainage features.
Cited Policies (CDP)
Objective PM44Objective SS20Objective NH36Objective WT12Policy CSP36Policy SPQHP35Objective SPQHO34Objective SPQHO42Objective GINHO59Objective DMSO23Objective DMSO71Objective DMS075Objective IUO7
Decision Document Summary
This report assesses a first-party appeal for a residential development of 37 units (9 houses and 28 duplex apartments) on a 0.79ha triangular greenfield site at the western entrance to Rush, Co. Dublin. While the Inspector found the principle of residential development and the proposed density of 47 units per hectare to be acceptable under the Fingal County Development Plan 2023-2029, the overall design quality was deemed deficient. The Inspector concluded that the proposal turns its back on Wh...SOURCE PDFOpen Original
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