F22A/0034

The Planning Authority initially refused permission on the grounds that the development's high density and the specific form and design of the duplex units were out of character with the established pattern of development in the locality, potentially impacting residential amenity and contravening Sustainable Residential Development guidelines.

• The proposed net density of approximately 43 units per hectare is considered appropriate for this transitional outer-suburban location and is consistent with the general range of 35-50 dwellings per hectare recommended in national guidelines.
• The revised 'Design Option 2' provides significant improvements to the scheme's layout, providing a graduation in height and acceptable side boundary setbacks that help assimilate the buildings into the surrounding context without compromising the amenity of existing residents.
• Although a shortfall in on-site public open space exists relative to the 15% target for greenfield sites, this is acceptable in the context of the site's constraints and can be appropriately mitigated via a financial contribution in lieu.