Core Refusal Reason
The proposed development would lead to the endangerment of public safety due to a traffic hazard created by a lack of adequate sightlines at the junction of the substandard private access laneway and Torca Road, which cannot be mitigated by the existing convex mirror.
Decision Maker's Conclusion
- The existing private laneway is substandard in width (c.2.5m) and fails to meet the minimum 3.7m requirement (3.1m at pinch points) necessary for safe passage of emergency and refuse vehicles.
- The proposal fails to demonstrate that it would not result in undue overlooking or overshadowing of adjoining properties due to insufficient detail on ground levels and separation distances.
- The application lacks adequate technical information regarding surface water drainage (SuDS), foul drainage capacity, and the impact of the loss of mature trees and deep soil.
Cited Policies (CDP)
Dun Laoghaire Rathdown County Development Plan 2022-2028Section 12.3.7.5 (Corner and Side Garden Sites)Section 12.3.7.6 (Backland Residential Development)Section 12.3.7.7 (Infill Development)Policy Objective PHP19 (Existing Housing Stock and Densification)Section 12.4.8.3 (Driveways and Hardstanding)Policy Objective HER20Policy Objective HER21Section 12.2.1 (Climate Action)Section 12.2.6 (Urban Greening)
Decision Document Summary
The application seeks outline permission for a new two-storey dwelling on a 0.26ha backland site subdivided from 'Hill House' on Torca Road, Dalkey. The site is located in an elevated suburban area zoned 'A' for residential protection. The Inspector notes that while infill development is generally supported by national and local policy (NPF and CDP), this specific site is constrained by a narrow, steep, and roughly surfaced private lane. A key factor is the planning history, specifically a previ...SOURCE PDFOpen Original
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