Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the development provides a sustainable residential density (76 upha) on a highly accessible urban site, and that the scale, form, and design of the three-storey buildings are appropriate for the context and would not seriously injure the residential amenities of the surrounding area.
Decision Maker's Conclusion
- The proposed density of 76 units per hectare is considered an efficient use of serviced urban land given the site's proximity to high-frequency public transport and Stillorgan village.
- The architectural design, characterized by three-storey blocks and basement parking, integrates well with the established townscape and provides separation distances that sufficiently mitigate impacts of overlooking and overshadowing.
- Environmental and technical concerns, including bat conservation, construction management, and drainage, can be effectively managed through the implementation of specific planning conditions.
Cited Policies (CDP)
Zoning Objective AChapter 2: Core StrategyChapter 3: Climate ActionCA10: Renewable EnergyPHP4: Villages and NeighbourhoodsPHP18: Residential DensityPHP20: Protection of Existing Residential AmenityPHP27: Housing MixPHP35: Healthy PlacemakingT11: Walking and CyclingT19: Car Parking StandardsOSR4: Public Open Space StandardsSection 12.3.1: Quality DesignSection 12.3.3.1: Residential Size and MixSection 12.3.3.2: Residential DensitySection 12.3.4.5: Management Companies and Taking in ChargeSection 12.3.5: Apartment DevelopmentSection 12.3.7.7: InfillSection 12.3.9: Demolition and Replacement DwellingsSection 12.4.5.6: Residential ParkingSection 12.4.6: Cycle ParkingSection 12.8.3: Open Space Quantity for Residential DevelopmentSection 12.8.3.1: Public Open SpaceSection 12.8.7.1: Separation DistancesSection 12.8.7.2: BoundariesSection 12.8.8: Financial Contributions in Lieu of Open SpaceSection 12.8.11: Existing Trees and Hedgerows
Decision Document Summary
The application seeks permission for the demolition of the former St. Anne's Convent and the construction of 19 apartments (comprising 9 one-bed flats and 10 three-bed duplexes) in two blocks rising to three storeys. The 0.25-hectare site is located in Stillorgan, Co. Dublin, on a land plot behind the Whately Place development. Historically, the site had permissions refused for both higher-density (30 units) and lower-density (8 units) schemes; the Inspector views this 19-unit proposal as a suit...SOURCE PDFOpen Original
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