Inspector's Report ABP 300006-17

Inspector’s Report ABP 300006-17. Development 42 no. residential units. Location Loughlinstown Wood (lands part of playing pitches), Loughlinstown, Glenageary, Co Dublin (west of Cois Cualann, Ballybrack, Glenageary, Co. Dublin) Planning Authority Dún Laoghaire-Rathdown Co. Council. Planning Authority Reg. Ref. Reg. Ref. D17A/0381 Applicant Cooperative Housing Ireland Ltd. Type of Application Permission Planning Authority Decision Grant Type of Appeal Third Party Appellants Edwin & Barbara Polley and Others Observers (1) Sharon Byrne (2) Luke Martin & Others (3) Rosemary Kevany ABP 300006-17 Inspector’s Report Page 1 of 26 Date of Site Inspection 6/3/18 Inspector Siobhan Carroll ABP 300006-17 Inspector’s Report Page 2 of 26 1.0 Site Location and Description 1.1. The appeal site with a stated area of 0.84 hectares is located at Loughlinstown in south County Dublin. This is a residential area developed by the Local Authority comprising predominately semi-detached and terrace dwellings built in the 1980’s. Loughlinstown is served by St. Columabus National School and a Neighbourhood Centre with shops and Public House. Other community facilities in the area include the HSE clinic and a leisure centre. The leisure centre includes all-weather football pitches and an indoor swimming pool. The immediate area is served by the no. 7a and no. 111 bus routes. 1.2. The subject site forms the northern section of the open space which is situated immediately to the south of Loughlinstown Wood. The open space has an area of circa 2 hectares and contains football pitchs and changing rooms. 1.3. The appeal site is roughly rectangular shaped, it has a length of circa 200m and a width of circa 42m. It is grassed with a footpath running along the centre of the site. The northern boundary is defined by the rear walls of dwellings within Lambay Close and Cromlech Fields. There are mature deciduous trees interspersed along the northern boundary. The south-eastern boundary adjoins Cois Cualann. There is a pedestrian link from Cois Cualann to the open space at Loughlinstown Park. 2.0 Proposed Development 2.1. Permission is sought for the construction of 42 no. residential units, comprising of (i) 8 no. three-bed terraced two-storey dwelling houses (with shared gated pedestrian access to rear) having rooflights and PV panels to front sloped roof; and (ii) 2 no. three-storey apartment blocks (having PV panels to front sloped roof) consisting of 16 no. three-bed duplex apartments, 12 no. two-bed apartments and 6 no. one-bed apartments. Access is proposed via a new road connection between Loughlinstown Wood and Cois Cualann involving the removal of a portion of existing wall and pedestrian gate at north western end of Cois Cualann where it adjoins the application site. The development also includes private amenity space for all dwelling ABP 300006-17 Inspector’s Report Page 3 of 26 units; in-curtilage and shared surface car parking spaces; bin stores; bicycle parking; removal of existing planting to northern boundary; new hard and soft landscaping including tree planting, hedgerows and a replacement public pedestrian footpath connecting Loughlinstown Wood and Cois Cualann; boundary treatments including a painted metal railing along the southern edge of the new roadway; SuDS drainage; and all ancillary works necessary to facilitate the proposed development. 3.0 Planning Authority Decision 3.1. Decision 3.1.1. Permission was granted subject to 27 no. conditions. 3.1.2. Condition no. 16 specifies that €2,000.00 per dwelling unit be paid as a special contribution to fund improvements to the adjoining open space at Loughlinstown Wood Park. 3.2. Planning Authority Reports 3.2.1. Planning Reports Report dated – 15/6/17 – Further information requested in relation to the following matters; • Detailed Quality Audit requested to demonstrate all relevant aspects of the development is in accordance with the Design Manual for Urban Roads and Street (DMURS). • Design of footpaths and street furniture to be in accordance with Council’s requirements. • Provision of 86 no. bicycle parking spaces. • Details of car parking. • Revised plans indicating that the scheme can accommodate turning manoeuvres of trucks and emergency vehicles. • Revised drainage details including proposals for attenuation. • Revised landscaping proposals. ABP 300006-17 Inspector’s Report Page 4 of 26 • Site survey and construction management plan. • Revised design to the proposed blocks to provide a second floor oriel/bay window and other windows to provide passive surveillance to the lane access between the blocks. • Revised photomontages, drawings indicating plaster, brick and roof tile finishes. Report dated 26/9/17 – Following the submission of a response to the further information request the Planning Authority were satisfied with the details provided. 3.2.2. Other Technical Reports Drainage Planning – No objection subject to conditions. Transportation Planning – No objection subject to conditions. Housing Section – No objection subject to conditions. 3.3. Prescribed Bodies Irish Water – No objection Transport Infrastructure Ireland – No objection 3.4. Third Party Observations 3.4.1. The Planning Authority received 23 no. submissions/observations in relation to the application. The main issues raised are similar to those set out in the third party appeal and the observations to the appeals. 4.0 Planning History Reg. Ref. D16A/0296 – Permission was refused for a scheme of 8 no. two-storey dwellings and new access road on part of the site on an area which adjoins Cromlech Fields and Cois Culainn. Permission was refused for one reason; 1. The proposed development, at a density of thirty-four (34) dwelling units per hectare, and proposing a single residential dwelling type and size and, lacking a combination of features to deliver a high quality residential development, is ABP 300006-17 Inspector’s Report Page 5 of 26 not considered to be of a sufficient density and residential quality as envisaged by the Dun Laoghaire-Rathdown County Development Plan, 2016- 2022 and Ministerial Guidelines (Sustainable Residential Development in Urban Areas (DoEHLG 2009)) at this location and adjacent to existing residential development and, within walking distance of a Neighbourhood Centre, bus stops, and schools. The proposed development therefore contravenes Policies RES3 and RES4 ‘Residential Density’ and ‘Existing Housing Stock and Densification’, Policy RES7 ‘Overall Housing Mix’, and Sections 8.1. and 8.2.3.1 ‘Urban Design’ and ‘Quality Residential Design ‘of the Dún Laoghaire-Rathdown County Development Plan, 2016-2022. The proposed development is therefore contrary to the proper planning and sustainable development of the area. 5.0 Policy Context 5.1. Development Plan 5.1.1. The site is governed by the provisions of the Dún Laoghaire – Rathdown County Development Plan 2016-2022. 5.1.2. The site is identified as being Zoned Objective A ‘to protect and/or improve residential amenity’. 5.1.3. Chapter 8 – Principle of Development 5.1.4. Section 8.2.3 – refers to Residential Development 5.2. Natural Heritage Designations 5.2.1. Rockabill to Dalkey Island SAC is 2.4km to the north-east of the appeal site. 5.2.2. Dalkey Island SPA is 3.5km to the north-east of the appeal site. 5.2.3. Ballyman Glen SAC lies 4.9km to the south. 5.2.4. Bray Head SAC lies 5.8km to the south. 5.2.5. Knocksink Wood SAC is 6km to the south. ABP 300006-17 Inspector’s Report Page 6 of 26 6.0 The Appeal 6.1. Grounds of Appeal • The Council in their assessment failed to adequately address the issue of higher residential density. • The increase in the density has been achieve at the detriment of design quality in the scheme. • The appellants request that the Board set aside the national housing issue and assess the application on its individual merits. • The site is currently an open space area which forms part of a football pitch. The proposed development would result in the loss this area. • The design of the proposed scheme fails to meet Council policy as set out in Section 8.2.3.1 of the Development Plan. • The proposed design fails to provide satisfactory visual interest along the new streetscape. The design is not of a high qualitative standard and it fails to create a good layout and design. • The proposed scheme does not provide a high quality of design in accordance with that required under the provisions of the ‘Urban Design Manual’ – A best Practice Guide (2009) and the ‘Guidelines for Planning Authorities on Sustainable Residential Development in Urban Areas’ (2009). • The proposal is contrary to policy RES3 and RES4 of the Development Plan. It fails to ensure the protection of existing residential amenities, the established character of the area and the need to provide for sustainable residential development. • The elevational treatment particularly the fenestration design is repetitious and gives a somewhat institutional appearance when the buildings are viewed from the north-east. • The height and bulk of the development is considered excessive and out of character with the surrounding development. ABP 300006-17 Inspector’s Report Page 7 of 26 • The appellants have raised concerns regarding the quality of private open space. All private open space apart from the terraces at first floor level to the duplex units are proposed to the rear. These gardens have a north-east orientation with a separation distance of between 12-16m from the northern site boundary. • The proposed height of the blocks at 11.23m would result in overshadowing of the 18 no. ground floor units throughout the year. • The private open space design for the duplex units with access via a lane to the rear is considered an unsuitable arrangement. • The scheme would negatively impact the existing amenities of surrounding properties.

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