Core Refusal Reason
The proposed development was refused primarily due to concerns over traffic safety on an arterial road, inefficient land use characterized by low residential density, and the injurious overbearing impact of the design on the residential amenities of neighboring properties.
Decision Maker's Conclusion
- The provision of a multiple dwelling access point onto Leopardstown Road would result in additional turning movements that interfere with traffic safety and the free flow of traffic on a busy arterial route.
- The proposed density of 33.3 units per hectare is below the required minimum standards for metropolitan lands well-served by public transport, representing an inefficient use of sustainable serviced land.
- Proposed dwelling No. 7 provides insufficient separation from the boundary with Torquay Wood, resulting in an unacceptable overbearing impact on the residential amenity of adjacent garden grounds.
Cited Policies (CDP)
Zoning Objective 'A'Policy Objective PHP18Policy Objective PHP20Policy Objective PHP27Policy Objective PHP35Section 12.3.3.1 (Residential Size and Mix)Section 12.3.3.2 (Residential Density)Section 12.3.4.2 (Habitable Rooms)Section 12.3.7.6 (Backland Development)Section 12.3.7.7 (Infill)Section 12.3.9 (Demolition and Replacement Dwellings)Section 12.4.5.1 (Car Parking Standards)Section 12.4.6 (Cycle Parking)Section 12.4.8 (Vehicular Entrances and Hardstanding Areas)Section 12.8.3 (Open Space Quantity for Residential Development)Section 12.8.3.1 (Public Open Space)Section 12.8.3.3 (i) (Private Open Space for Houses)Section 12.8.7.1 (Separation Distances)Section 12.8.7.2 (Boundaries)Section 12.8.11 (Existing Trees and Hedgerows)
Decision Document Summary
The proposal involves the demolition of 'Cintra', a period property on Leopardstown Road, to construct seven three-storey dwellings. The site is located in an established residential area characterized by large detached houses on substantial plots. While the applicant argued that the traffic impact would be less than the previous use as a doctor's surgery and proposed a 'left-in/left-out' access solution, the Inspector concluded this would merely displace traffic hazards to nearby junctions. Fur...SOURCE PDFOpen Original
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