An Bord Pleanala's recent decision to approve a controversial housing scheme at Laraghcon, in west Dublin, was made against the recommendation of the planning inspector who dealt with the case.
In a report to the appeals board, Mr Paul Caprani recommended that permission be refused for 282 houses on an elevated site overlooking Lucan because of the "significant effect" it would have on the Liffey Valley.
The inspector did not consider the revisions in layout made by the developers, Shannon Homes, were sufficient to overcome the scheme's visual impact on the area covered by the 1990 Liffey Valley Special Amenity Area Order (SAAO).
In his 27-page report, Mr Caprani said there had been only a "negligible reduction" in the number of housing units compared to an earlier application which had been rejected by An Bord Pleanala in August 1999 for the same reason.
The latest scheme, by incorporating terraced houses and apartments, occupied a smaller portion of the 72-acre site at Laraghcon and thereby resulted in an extra five acres being reserved for open space. However, the buildings would be higher.
As a result, the inspector said, the buildings would be "visually prominent above the ridge". And despite the developers' landscaping plans, "the density and mass of the housing proposed will ensure . . . that a significant impact will result on the site."
He said the construction of housing on such elevated land would "certainly alter the perception" of a natural and unspoiled backdrop.
He believed the proposed development would "materially affect views from the western boundary of the Liffey Valley SAAO to an unacceptable extent".
Noting that Laraghcon lies in a designated sensitive area, even though its residential zoning indicated otherwise, his report said the site was "strategically placed within the Liffey Valley so as to positively contribute to any future extension of the SAAO".
However, after considering Mr Caprani's report and the submissions made by the Lucan Planning Council, An Taisce and other objectors, An Bord Pleanala decided at a meeting on August 2nd to grant permission for the proposed development.
It said this was being done having regard to the adoption of a detailed action plan for Laraghcon and a recent review by Fingal and South Dublin county councils of the Liffey Valley SAAO, which recommended "no modification or extension" of its area.
Directing the inspector to draft conditions for a grant of planning permission, the appeals board said it had also taken into account changes in the layout of the housing scheme which would reduce its visibility and improve open space provision.
Laraghcon was rezoned for residential development by the former Dublin County Council in 1993, by 36 votes to 21, against the advice of the council's planners.
