Core Refusal Reason
The proposed development is considered premature pending the completion of the Clay Farm Loop Road, provides inappropriate vehicular access across zoned public open space, and represents a significant underdevelopment of the site with a density (36 uph) well below the target of 60 units per hectare set out in the Ballyogan and Environs LAP.
Decision Maker's Conclusion
- The proposal is premature pending the delivery of the Clay Farm Loop Road as required by the Ballyogan and Environs LAP, and access via Stepaside Park would result in an excessive number of units (352) served by a single junction.
- The creation of a vehicular access route across an established area of public open space (Zoning Objective F) would be injurious to the role and usability of the land for recreation and would negatively affect its status as an Ecological Corridor.
- The proposed density of approximately 36 units per hectare represents an inefficient use of zoned residential land, failing to meet the minimum target densities of 45-80 uph defined in the Kilgobbin Site Development Framework.
Cited Policies (CDP)
Objective AObjective FPHP18: Residential DensityPHP20: Protection of Existing Residential AmenityT23: Roads and StreetsT35: Section 48 and 49 LeviesOSR4: Public Open Space Standards12.3.1: Quality Design12.3.3.1: Residential Size and Mix12.3.3.2: Residential Density12.4.8: Vehicular Entrances and Hardstanding Areas12.4.8.612.8.3: Open Space Quantity12.8.7.1: Separation Distances12.8.11: Existing Trees and HedgerowsPolicy BELAP RES2Policy BELAP MOV12Section 12.1 (BELAP)
Decision Document Summary
McGarrell Reilly Homes sought permission for 19 houses (17 four-bed and 2 three-bed units) on a 0.738ha site in Stepaside, Dublin 18. The site is currently greenfield and is intended to be accessed through the existing Stepaside Park development. While the applicant argued that the development is a natural extension of the existing estate and that the delay in delivering the Clay Farm Loop Road is outside their control, the Inspector upheld the Council's decision to refuse permission. Key argume...SOURCE PDFOpen Original
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