Core Refusal Reason
The proposed development constitutes overdevelopment of a peripheral site characterized by high car dependency, featuring a density significantly exceeding local planning provisions, inadequate on-site car parking, and a modified entrance that fails to provide safe visibility splays, thereby creating a traffic hazard.
Decision Maker's Conclusion
- The proposed density of 108 units per hectare is nearly double the advisory range of 45-55 units per hectare for this location, representing an unsustainable intensification in a peripheral area with limited public transport connectivity.
- The significant shortfall in car parking provision (0.6 spaces per unit) is unjustified given the site's remoteness from major services and employment, and would likely lead to hazardous parking overspill onto the surrounding road network.
- The development fails to achieve a high standard of urban design for a prominent corner site, lacking sufficient permeability and failing to demonstrate that safe vehicular sightlines can be maintained at the proposed entrance.
Cited Policies (CDP)
Policy Objective PHP18Policy Objective PHP20Policy Objective PHP27Policy Objective PHP42Policy Objective BHS 1Policy Objective BHS 3Section 12.3.1.1Section 12.3.3.2Section 12.3.7.7Section 12.3.9Section 12.4.5Section 12.4.6Policy Objective CS11Policy Objective PHP35Policy Objective PHP37Section 3.4.1.2 Policy Objective CA6SLO 80
Decision Document Summary
The applicant sought planning permission for the demolition of an existing 1950s bungalow and the construction of a part-three, part-four storey apartment block comprising 27 units (1 studio, 13 one-bed, and 13 two-bed) on a 0.25ha site at Glenamuck Road South, Carrickmines. The site is located in a 'New Residential Community' area currently transitioning from rural-fringe low density to suburban medium density. While the Inspector accepted the principle of residential development on 'Objective ...SOURCE PDFOpen Original
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