221640
the demolition of the existing single storey dwelling c.247m2 and a development to include the construction of 24 no. apartments (comprising 5 no. one bed and 19 no. two bed) within a single centralised block of 3 storeys within the site with 30 no. dedicated car parking spaces of which there are 6 no. EV spaces and 2 no. disabled spaces, 60 no. bicycle spaces, and bin storage with vehicular and pedestrian access from the existing laneway entrance off Johnstown Road (L5050), boundary landscaping and open space, pumping station, attenuation tank, and associated site works over a total application site area of 0.51 ha. Significant further information/revised plans submitted on this application
Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that a 100% residential development is appropriate for this backland site despite its B1 (Commercial) zoning, as the site lacks street frontage for commercial use and the proposal contributes to compact urban growth in accordance with national policy.
Decision Maker's Conclusion
- The principle of 100% residential development is acceptable on this specific site due to its backland nature and lack of commercial frontage, which constitutes an exception to the B1 zoning's typical 30% residential limit.
- The proposed design, density (47 units per hectare), and separation distances (ranging from 21m to 38m) are sufficient to protect the residential amenities of adjacent properties from overlooking or overshadowing.
- The project will not adversely affect the integrity of the River Boyne and River Blackwater SAC/SPA, provided that the construction-stage mitigation measures outlined in the Natura Impact Statement are fully implemented.