Core Planning Reasoning
The Inspector recommended granting permission because the site is zoned for residential purposes which permits student accommodation, is located in an established urban area within walking distance of public transport and the UCD campus, and the design, scale, and density of the extension would not seriously injure the residential or visual amenities of the area.
Decision Maker's Conclusion
- The development is acceptable in principle as it supports policy objectives to provide high-quality student accommodation in proximity to third-level colleges and high-frequency public transport corridors.
- Impacts on residential amenity, specifically regarding overlooking and loss of sunlight, are considered minor due to separation distances in excess of 35m from neighboring properties and the inclusion of opaque glazing on critical elevations.
- The proposed height and massing are appropriate for the site context, with the new section only marginally taller (650mm) than the existing building, thereby avoiding an overbearing impact on the surrounding character.
Cited Policies (CDP)
Zoning Objective APolicy Objective PHP29: Provision of Student AccommodationSection 12.3.7.11: Student AccommodationSection 12.3.5.2: Separation distances
Decision Document Summary
The proposal involves the demolition of a 4-storey stairwell and the construction of a part-3, part-4 storey extension at the Aparto Montrose Student Accommodation complex on Stillorgan Road, Dublin 4. The extension provides 26 additional student studio units and associated site works. The site is the former Montrose Hotel, now serving as a large-scale student residence near UCD. Third-party appellants raised concerns regarding the scale and height of the development, potential overlooking, loss...SOURCE PDFOpen Original
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