4375/22

The development will consist of alterations to residential development previously approved under Reg. Ref. 3740/20 - An Bord Pleanala Ref. No. 309448-21 comprising (i) the construction of 3 no. three storey four-bedroom flat roofed dwellings, with 1 no. balcony at first floor level and 2 no. balconies at second floor level, to the rear of the approved apartment block; (ii) provision of 6 no. car parking spaces (of the 37 no. permitted under Reg. Ref. 3740/20 - An Bord Pleanala Ref. No. 309448-21) to serve the 3 no. dwellings; (iii) all ancillary works, including boundary treatment and SuDS, necessary to facilitate the development. The proposal does not necessitate any tree removal.

Granted

Core Planning Reasoning

The proposed development is consistent with the 'Z1' residential zoning objective, represents appropriate infill and backland development, and overcomes previous concerns regarding tree loss by reducing the scale of development from a previously refused apartment block to three detached dwellings.

Decision Maker's Conclusion

  • The proposal complies with local and national policies regarding compact growth and urban consolidation within an established serviced residential area.
  • The reduction in scale from a 20-unit apartment block to three dwellings successfully addresses previous refusal grounds related to the loss of mature trees and impacts on visual amenity.
  • The development will not significantly injure the residential amenities of neighbouring properties through overlooking, overshadowing, or overbearing impacts, given the substantial separation distances and design rationale.

Cited Policies (CDP)

Objective Z1Chapter 5 Quality Housing and Sustainable NeighbourhoodsChapter 15 Development StandardsSection 15.5.2 Infill HousingSection 15.13.4 Backland HousingPolicy QHSN6 Urban ConsolidationPolicy GI41 Protect Existing Trees as Part of New DevelopmentAppendix 16 Sunlight and DaylightSection 15.8.6 Open SpaceSection 15.13.3 Infill houses

Decision Document Summary

The proposal seeks permission for 3 no. three-storey, four-bedroom dwellings at 257-259 Mount Prospect Avenue, Clontarf. The site context involves an ongoing residential development where a previous application (ABP-309448-21) received a split decision; a 20-unit apartment block (Block B) was refused primarily due to the excessive loss of mature Holm Oak trees. This current proposal significantly reduces the footprint and scale to three dwellings to preserve the site's arboricultural character. ...
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