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Inspectors Report Inspector’s Report ABP300519-17 Development Development to the rear of existing dwelling comprising 6 no. terraced three bedroom dwellings, 12 no. car parking spaces, revised entrance arrangement to Dundrum Road and all associated works. Location Chandos, Dundrum Road, Dublin 14 Planning Authority Dun Laoghaire Rathdown County Council Planning Authority Reg. Ref. D17A/0873 Applicant(s) Independent Trustee Co. Ltd. Type of Application Permission Planning Authority Decision Refuse Permission Type of Appeal First Party v. Decision Appellant(s) Independent Trustee Co. Ltd. Observer(s) Claire O’ Neill and John Clarke Date of Site Inspection 4th April 2018 Inspector Erika Casey ABP300519-17 Inspector’s Report Page 1 of 24 1.0 Site Location and Description 1.1. The subject site is located on the western side of the Dundrum Road and currently accommodates a large detached two storey dwelling. There is an extensive garden to the side and rear of the dwelling. There are two existing vehicular entrances from the Dundrum Road and the site is bound by a stone wall to the front. 1.2. St Luke’s Crescent is located to the north of the site and comprises a small cul de sac of two storey dwellings centred around an area of open space. There is a large area of public open space located to the west of the site that connects to the Dodder Valley. To the south, the site is bound by residential gardens of dwellings fronting Dundrum Road. Development in the vicinity of the site is primarily residential, low density and suburban in character. The site is well served by public transport and is served by a number of Dublin Bus routes. Miltown Luas is located c. 800 metres from the site. 2.0 Proposed Development 2.1. The proposed development comprises the construction of a residential infill development to the rear of an existing dwelling known as Chandos on a site of 0.231 ha. The dwellings are arranged in a terrace running north to south. The development comprises: • The construction of 6 no. three bedroom dwellings with accommodation at ground, first and dormer level (including private terraces to the rear at dormer level). The areas of the residential units range from 159 to 161 sq. metres. Materials comprise off white render and natural slate roof. • To the rear of each dwelling a private rear garden ranging in size from 37 to 47 sq. metres is proposed. At third floor level, each dwelling is served by a private terrace ranging from 23 to 28 sq. metres. • 12 no. car parking spaces are provided, 1 serving each dwelling and 6 additional spaces arranged in two separate parking areas. A bin store (12.8 sq. metres) and 16 cycle parking spaces are also proposed. A communal hard landscaped area is proposed to the front of the dwellings. Landscape proposals ABP300519-17 Inspector’s Report Page 2 of 24 provide for the planting of 4 new trees, 3 of which are native birch semi mature trees with a minimum planting height of 3 m. • Revised entrance arrangements onto Dundrum Road serving the new development are proposed which incorporates signage, a new wall and a new entrance gate within the site for the existing dwelling and all associated boundary, landscaping and site development works. 2.2 The existing dwelling – Chandos is retained. This will be served by a large private garden to the rear with an area of 275 sq. metres. The distance between the retained dwelling and the proposed houses ranges from 26 to 30 metres. 3.0 Planning Authority Decision 3.1. Decision 3.1.1 To Refuse Permission for 2 no. reasons: 1. The proposed development would provide a density of 30.3 dwellings per hectare. This is considered to represent an inefficient and unsustainable use of serviced lands, land that is within walking distance of many amenities and public transport infrastructure. The proposed density would therefore materially contravene Policy RES3 ‘Residential Density’ of the Dun Laoghaire Rathdown County Development Plan (2016-2022) and section 5.8 of the Sustainable Residential Development in Urban Areas (DoEHLG 2009). The proposed development is therefore contrary to the proper planning and sustainable development of the area. 2. The proposed development represents a poor form of development by way of its layout and configuration, with the proposed terrace abutting both northern and southern boundaries of the subject site and inadequate rear garden depth (contrary to section 8.2.3.4 of the Dun Laoghaire Rathdown County Development Plan 2016-2022). The proposed development would therefore seriously detract from the visual and residential amenities and would depreciate the value of property in the vicinity and would, therefore, be contrary to the proper planning and sustainable development of the area. ABP300519-17 Inspector’s Report Page 3 of 24 3.2. Planning Authority Reports 3.2.1. Planning Report (23.11.2017) • The site is located approximately 500 metres from the Milltown Luas Stop and the site is located on a well serviced bus route. As such, the higher density of 50dhp would be applicable on this site. • There are concerns with regard to the overall layout of the new development in relation to the siting of the dwellings. The proposed dwellings are positioned in a crescent shape to the rear of the site. There are concerns that the development will be built up to the shared boundary of the neighbouring sites at 23/25 St. Luke’s Crescent and 1 Dundrum Road to the south of the site. • The layout represents a poor form of development as the applicant is benefitting from the surrounding extensive rear garden depths by constructing up to the boundary; this is further exacerbated by the presence of terraces associated with the proposed dwellings. • The proposed dwellings are set to the rear of the plot, with rear garden depths varying from 5.9 to 8.6m. The County Plan requires rear garden depths of 11 metres. 3.2.2. Other Technical Reports Transportation Planning (09.11.2017): Recommended 11 points of Further Information to include: • Submission of a Transport Impact Assessment to assess the impact of the development on the surrounding road network. • Provide a single ‘IN’ and ‘OUT’ arrangement to access/egress the proposed development. Speed survey to be submitted to establish if achievable sightlines are acceptable in relation to existing traffic speeds on Dundrum Road. • Detailed plan of proposed vehicular entrance to existing dwelling. Drainage Planning (16.11.2017): Notes serious concerns regarding the principles of proposed surface water drainage design. Recommended Further Information relating to: ABP300519-17 Inspector’s Report Page 4 of 24 • Appropriate protection of properties for flood events. • Connection to the culvert should not be built over which may result in the loss of 1 unit. • Run off calculations should be calculated for the entire site. Attenuation storage should be provided inline. Revised design required whereby the attenuation storage serves the entire proposed development and has an appropriate flow control device. • Revised proposals should include more methods of infiltration/reuse of surface water runoff within the site. Parks and Landscape Services (22.11.2017): No objection. Notes that the removal of existing trees is justified and concur with the arboriculture assessment and landscape consultant’s proposed new planting, as part of an overall package of landscape proposals. 3.3. Prescribed Bodies Irish Water (23.11.2017): No objection. 3.4. Third Party Observations 3.4.1 A number of third party observations were made in relation to the application. Issues raised overlap and can be summarised as follows: • Concerns regarding the loss of trees and hedgerows on the site, particularly 100 year old Copper Beech and impact on visual amenities and ecology of the area. • Impact on residential amenities and privacy in terms of overlooking, overshadowing light pollution and noise intrusion. • Consider that the scale, height and design of the dwellings is out of character with the area and will have an overbearing impact. • Object to the density of the development and that it represents the overdevelopment of the site. ABP300519-17 Inspector’s Report Page 5 of 24 • Concerns that the development will exacerbate existing traffic congestion in the vicinity. • State that there are concerns how the existing sewerage system in the area will function with the additional loading from the development. • Construction phase impacts. 3.4.2 There was one observation in support of the development from the occupants of the existing dwelling – Chandos. The submission supports the development as it will improve the access to the site and is a high quality design. It notes that the existing garden is underutilised and the development of the site will ensure that the retained garden is of sufficient size and more manageable. It is stated that the development will provide an improved sense of community and increased safety and security. 4.0 Planning History 4.1 There is no recent planning history pertaining to the site. There are historic planning permissions dating back to the 1980’s for outline permission for 19 apartments. No other relevant planning history in the vicinity of the site. 5.0 Policy Context 5.1. Development Plan 5.1.1 The operative Development Plan for the area is the Dun Laoghaire Rathdown County Development Plan 2016-2022. The subject site is zoned Objective A: To Protect and/or Improve Residential Amenity. 5.5.2 An Area of Archaeological Potential is located to the north of the site. 5.1.3 Relevant policies and objectives include: Section 8.2.3.4 (vii) Infill: “New infill development shall respect the height and massing of existing residential units.
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