Core Planning Reasoning
The development is situated on zoned and serviced lands, conforms to the prevailing pattern and character of the area, and will not seriously injure visual or residential amenities, provided it complies with specific conditions regarding design and height.
Decision Maker's Conclusion
- The proposed development is consistent with the 'Existing Residential' zoning objective and supports policy H13 regarding residential consolidation in established urban areas.
- Separation distances, including a 12.30m gap between the proposed house and the appellant's property, are sufficient to mitigate concerns regarding overbearing impact and loss of privacy.
- The removal of a street tree to facilitate safe vehicular access is considered a reasonable trade-off, as the tree's amenity value is limited by its location and it is unlikely to reach full maturity.
Cited Policies (CDP)
South Dublin County Development Plan 2022-2028Section 6.8.1 – Infill, Backland, Subdivision and Corner SitesSection 12.6.7 – Residential Standards for 3-bed houseSection 12.6.8 – Residential ConsolidationPolicy H13: Residential ConsolidationH13 Objective 3H13 Objective 5NCBH11 Objective 3
Decision Document Summary
The application seeks outline permission for a two-storey house in the side garden of 16 Fairways, Rathfarnham, a corner site located opposite the Rathfarnham Shopping Centre. The site is zoned 'Existing Residential' (RES). Third-party appellants (residents of No. 18 Fairways) raised concerns regarding the breach of the building line, overlooking, and overshadowing. The Inspector argued that the primary building line to respect is the one along the L8170, with which the proposal aligns. He found...SOURCE PDFOpen Original
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