Core Refusal Reason
The Planning Authority refused permission due to prematurity pending the determination of the Church Road upgrade layout and concerns regarding traffic safety; however, the Inspector recommended a grant of permission, concluding that the 5-metre setback adequately facilitates road widening and that the traffic impact from four units is negligible.
Decision Maker's Conclusion
- The proposed development represents an appropriate intensification of a serviced urban infill site that aligns with the 'Objective A' residential zoning.
- The contemporary design and sunken nature of the dwellings ensure they sit comfortably within the setting of Harrow House (a Protected Structure) without detracting from its architectural prominence.
- Concerns regarding prematurity and road layout are mitigated by the inclusion of a condition requiring the reservation of land for future road upgrades along the Church Road frontage.
Cited Policies (CDP)
Section 4.3.1 (Delivering and Improving Homes)Policy Objective PHP18: Residential DensityPolicy Objective PHP20: Protection of Existing Residential AmenityPolicy Objective PHP35: Healthy PlacemakingPolicy Objective PHP42: Building Design & HeightPolicy Objective T23: Roads and StreetsPolicy Objective HER8: Work to Protected StructuresSection 12.3.7.7: InfillSection 12.4.5.6: Residential ParkingSection 12.8.3.1: Public Open SpaceSection 12.8.3.3: Private Open SpaceSection 12.8.11: Existing Trees and HedgerowsSection 12.11.2.3: Development within the Grounds of a Protected StructureAppendix 5: Building Height Strategy
Decision Document Summary
The application proposed the construction of 4 no. two-storey residential dwellings (3 townhouses and 1 detached) in the front garden of Harrow House, a Protected Structure on Church Road, Killiney. The Dún Laoghaire-Rathdown County Council initially refused permission, citing that the development was premature pending the 'Six-year Road Objective' for the R118 Strategic Route and that it would set an undesirable precedent for traffic hazard. Upon appeal, the Inspector noted that the Board had p...SOURCE PDFOpen Original
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