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  • An Board Pleanala decision warns against Residential Density which does not meet National Guidelines

    An Bord Pleanala recently considered an appeal from local elected representatives and a local residents association to grant partial permission for a housing scheme of 74 units (58 permitted) close to Adamstown in Lucan, South County Dublin. The appeal site was zoned residential and their Inspector noted it appears to be the last zoned site of significant size in this area outside of the Adamstown STZ.

    The Inspector noted that the original proposed development was for 74 units, which equates to a density of just under 30 per hectare. The 54 units granted equates to 24 units per hectare. The 69 units requested by the applicant in his appeal is 28 units per hectare. All these figures were deemed to be far below the ‘minimum’ of 50 units set out in Policy H4 and the related 2009 Guidelines, and very far below the overall density targets in the nearby STZ.

    The Inspector therefore concluded that “the use of the site for residential development is in accordance with the zoning objective of the site, but subject to a density requirement of a minimum of 50 dwelling units per hectare, and in accordance with the detailed design and amenity standards as set out in the development plan (section 1.4), the 2009 Sustainable Residential Guidelines, DMURS and other related national and regional guidance … I can see no justification set out in any of the documents that would permit such a significant departure from the policy objectives set out in the development plan and in national statutory guidance”

    The Board refused permission “Having regard to the lack of an appropriate mix of house types and sizes, to the lack of permeability for pedestrians and cyclists, the poor quality of the residential layout and design which is in conflict with the Design Manual for Urban Roads and Streets and the Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas issued by the Department of the Environment, Heritage and Local Government in May, 2009, it is considered that the proposed development would seriously injure the residential amenities of the area and the residential amenities of future occupants and would, therefore, not be in accordance with the proper planning and sustainable development of the area”.
    In the Boards Direction they concurred with the inspectors recommended reason for refusal regarding density but considered that it raised a new issue and did not include it as a specific reason for refusal. They did note however that any new application for residential development on this site should conform to the points raised by the inspector

    Published on January 14, 2016 By:David Mulcahy · Filed under: Important An Bord Pleanala Decisions;
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