SD21A/0359
Construction of a residential development comprising 3 three to five storey blocks of 74 apartments (20 one bed, 48 two bed and 6 three bed) all with associated private balconies/terraces to the north/south/east/west elevations; vehicular and pedestrian access from Hayden's Lane to the north west of the site and closure of the second existing vehicular entrance at south west of site; pedestrian access from Griffeen Park to the south east of the site; provision of car and cycle parking, public and communal spaces, bin stores and all associated site development and clearance works, landscaping, boundary treatments and other servicing works.
Core Planning Reasoning
The Inspector recommends a grant of permission because the development represents a sustainable intensification of a zoned urban infill site that aligns with national and local policies for compact growth, provides necessary public realm and pedestrian improvements, and respects the residential amenities of the surrounding area.
Decision Maker's Conclusion
- The proposed residential density of 75 units per hectare (net) is appropriate for this 'Intermediate Urban Location', as it is within walking distance of frequent bus services and promotes national compact growth objectives.
- The scheme's architectural design, which features a tapering height strategy (1 to 5 storeys) and generous setbacks, successfully mitigates concerns regarding overshadowing and overbearing impacts on adjacent low-rise dwellings.
- Substantial improvements to pedestrian infrastructure, including a new 2m-wide footpath on Hayden's Lane and a dedicated link to Griffeen Valley Park, will significantly enhance the area's walkability and safety, justifying the proposed car parking provision.