Core Refusal Reason
The proposed development constitutes substandard overdevelopment that would sever a key pedestrian route and significantly diminish the quality, quantum, and amenity potential of the overall scheme, thereby injuring the residential amenities of current and future occupants.
Decision Maker's Conclusion
- The reduction from five units to four is a minor alteration that fails to address previous refusal reasons, as the development footprint remains substantially the same and occupies critical communal open space.
- The provision of indoor facilities and nearby services does not negate the necessity for high-quality, landscaped outdoor amenity space, which is vital for the wellbeing of elderly residents.
- The proposal creates a 'pedestrian corridor effect' by filling gaps between buildings, eroding the open aspect of the campus and resulting in a substandard residential environment.
Cited Policies (CDP)
Zoning Z15 (Community and Social Infrastructure)Policy QHSN23 (Independent Living)Policy QHSN25 (Housing for People with Disabilities)Policy QHSN18 (Needs of an Ageing Population)
Decision Document Summary
This report evaluates a first-party appeal against Dublin City Council's refusal of 4 single-storey Independent Living Units (ILUs) at St Agnes Convent, Crumlin. The site is part of a larger, phased Primary Care and Sheltered Housing development on lands zoned Z15. While the Inspector found the principle of elderly housing acceptable under policies like QHSN18 and QHSN23, the primary issue was overdevelopment. A nearly identical scheme for 5 units was previously refused by An Bord Pleanála (ABP-...SOURCE PDFOpen Original
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