Secretary and spokesperson for An Bord Pleanála, Diarmuid Collins explains that as each appeal is looked at on the individual merits of the application, it's not possible to say on what grounds decisions are made.

"The Board has consistently said that, in general, it favours higher density in urban developments. Allied to that is the need to ensure that higher density is not provided at the expense of good design, " says Collins.

"Over the years, the board has repeatedly stressed the importance of good design in achieving an acceptable quality of living environment in large, high density residential developments. This view reflects the policies of the Government's Guidelines on Residential Housing Density, which emphasise that the overriding concern should be the quality of the residential environment and that residential developments of higher densities must satisfy certain criteria, which contribute to this environment. The board's overall responsibility, in the public interest, is to ensure that its decisions are based on proper planning and sustainable development.

"The board is acutely aware of the importance of an adequate supply of new housing and, over the past years, has prioritised processing of appeals relating to residential development.

"The board's overriding concern must be proper planning and sustainable development and irrespective of the level of demand it cannot set aside concerns about design quality and about the creation of an acceptable living environment. Any bad planning decisions made will have an adverse effect on the lives of people for many generations."