Planning case SD26A0128W

The council’s formal grounds for this decision. Planner assessment and later appeal outcomes are separate.

1. The site is located on lands subject to zoning objective HA - DM in the South Dublin County Council Development Plan 2022 – 2028. It is the policy of the Council that within areas designated with Zoning Objective HA - DM (zoning objective - to protect and enhance the outstanding natural character of the Dublin Mountain Area) that new or replacement dwellings will only be considered in exceptional circumstances and subject to the criteria set out in Objective 1 of policy H19. On the basis of the lack of information submitted and the lack of justification for an additional dwelling at this location, it has not been satisfactorily demonstrated that the proposed development would comply with all of the criteria in this policy for housing in this area and no details of exceptional circumstances have been provided. In failing to comply with these requirements for rural housing development in High Amenity zoned areas, the proposal is considered to be contrary to Policy Objectives NPO8, and NPO28 of the National Planning Framework (2025), Objective RPO 4.8 of the Regional Spatial and Economic Strategy (2019) and Policies CS1, CS11 and H16 of the South Dublin County Development Plan 2022 - 2028 which recommend that new residential development be directed to existing urban areas and that new rural housing only be supported where there is a demonstrable social or economic justification. The proposed development would therefore, unjustifiably increase pressure on the local road network, would lead to demands for the uneconomic provision of public infrastructure and services in an unsustainable manner and would constitute an undesirable precedent for further similar development in the vicinity. The proposal would therefore materially contravene the South Dublin County Development Plan 2022 - 2028, would be contrary to national and regional planning policy objectives and would be contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 1, 2

2. The site is located in an elevated location within the Dublin Mountains High Amenity Zone, within the Athgoe and Saggart Hills Landscape Character Area (LCA) and has protected views to the south and north. Having regard to the location of the site on an elevated and exposed position in this sensitive landscape area, the absence of regard for existing site features and contours and the haphazard form of development represented by the proposed development, it is considered that the proposed development has not been designed and sited to minimise visual impact on the character and visual setting of the surrounding landscape and does not comply with County Development Plan policy relating to rural housing and extension design. The proposed development would therefore, by itself and cumulatively with the precedent it would set for similar development, negatively impact on this sensitive landscape and the natural beauty of the rural area by contributing to the incremental erosion of its character and would contravene Policy H23 and H23 Objective 1 of the South Dublin County Development Plan 2022 - 2028. The proposal is therefore contrary to the proper planning and sustainable development of the area.

   Official final decision · PDF page 2

3. The proposed development is located on a substandard rural road network characterised by narrow carriageway widths and a complete absence of pedestrian facilities, public lighting and drainage infrastructure. The addition of a further dwelling served by this network would exacerbate existing constraints and would establish an undesirable precedent for further development along this rural lane. It is considered that the proposed development would give rise to a traffic hazard due to the inadequacy of the existing road network to safely and satisfactorily accommodate the additional vehicular movements associated with the development. The proposal would therefore endanger public safety by reason of traffic hazard.

   Official final decision · PDF page 2

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