3950/22

Planning permission for the proposed development involves the following: the demolition of the existing derelict sheds and construction of part 7 and part 8 storey mixed use retail and residential development consisting of 2 no. retail units and 44 no. apartments comprising of 22 no. one-bed, 19 no. two-bed and 3 no. three-bed units, all with associated private open space, communal open space, landscaping, bike storage, bin storage, retail storage and the necessary site works.

Refused

Core Refusal Reason

The proposed development constitutes overdevelopment of a modest infill site by reason of its excessive height, scale, and massing, which would result in visual overbearance, injury to the historic character of the Liffey Quays Conservation Area, and a failure to provide adequate residential amenity or comply with mandatory housing mix and archaeological assessment requirements.

Decision Maker's Conclusion

  • The proposal represents a significant overdevelopment of a restricted site, failing to respond to the established low-rise grain and character of the surrounding streetscape and the Liffey Quays Conservation Area.
  • The development fails to meet minimum qualitative standards for residential living, specifically regarding the housing mix (failing the HNDA requirements), a severe deficit in dual-aspect units, and inadequate communal open space.
  • Approval would be premature and prejudicial to the public domain as the design encroaches on lands earmarked for future mobility infrastructure and lacks a site-specific archaeological assessment in a Zone of Archaeological Constraint.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Section 15.5.1 - Brownfield, Regeneration Sites and Large-Scale DevelopmentSection 15.5.2 - Infill DevelopmentSection 15.9 - Apartment StandardsSection 15.9.1 - Unit MixSection 15.9.3 - Dual AspectAppendix 3 - Building Height, Plot Ratio and Site CoverageAppendix 16 - Sunlight and DaylightPolicy SMT11 - Pedestrian NetworkSDRA 15 - Liberties and Newmarket SquareSection 6.5.1 and Table 37 of Appendix 1 - Housing MixPolicy QHSN38Policy BHA9 - Conservation AreasPolicy BHA 2 - Protected StructuresObjective BHAO19 - Archaeology

Decision Document Summary

The applicant sought permission for an 8-storey mixed-use building comprising 2 retail units and 44 apartments at 39-40 Bridgefoot Street, Dublin 8. The site is a derelict brownfield plot in the 'Liberties' area (SDRA 15). While the Inspector acknowledged the principle of high-density redevelopment on brownfield land is supported by national policy, the specific proposal was found to be a 'poor example of infill.' Key concerns included the excessive 32.9m height compared to the 4-6 storey contex...
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