3881/22
Planning permission to develop at this site at Beaumont Road / Beaumont Grove / Grace Park Court / Ellenfield Road, Beaumont, Dublin 9. The site includes No. 72 Beaumont Road (D09 YD32) and lands to the rear and adjacent to No. 72 Beaumont Road including the property known as 'Beaumont Drive In' (DO9 XR63). The proposed development consists of the demolition and clearance of all buildings and structures on site and the construction of two apartment buildings (Buildings A and B) with balconies to contain a total of 99no. apartments. Building A will contain 55no. apartments and will range in height from 3 storeys to 6 storeys. Building B will range in height from 3 storeys to 6 storeys and will contain 44 no. apartments. The overall development will comprise a mix of 2no. Studio, 67no. 1-bed and 30no. 2-bed apartments and will be operated as a Build to Rent development with residential amenity rooms and communal open space including a podium garden. The development proposed provides for the creation of a non-vehicular link (pedestrian / cycle only link) through the application site from Beaumont Road/Grace Park Court to Ellenfield Road requiring the demolition of part of an existing boundary wall at the southern end of Ellenfield Road (adjacent Nos 9 and 23B Ellenfield Road). Vehicular access to the site will be via Grace Park Court and on-site car parking will be provided by way of a car park to the rear of Building B located beneath a podium garden above. This planning application includes for signage for the development, the undergrounding of existing overhead lines, a car parking space on Grace Park Court on the public highway intended for use by Go car or similar operator, public and communal open space, roof terrace at second floor of Building A, landscaping, public lighting, an ESB sub-station and all associated site development works and boundary treatments. A Natura Impact Statement will accompany this planning application.
Core Refusal Reason
The Inspector recommended a grant of permission, concluding that the development provides a sustainable density and appropriate architectural response for a derelict brownfield site in a central and accessible urban location.
Decision Maker's Conclusion
- The site qualifies as a 'Central and Accessible Urban Location' under national and local policy, justifying the proposed density of 171 units per hectare and building heights of up to six storeys.
- The proposed design, including the stepping down of heights to three storeys at sensitive boundaries and the provision of a new pedestrian plaza, successfully balances urban intensification with the protection of existing residential amenities.
- Internal residential standards, despite some daylight/sunlight failures, are acceptable when balanced against compensatory measures such as 69% of units exceeding minimum floor areas by 10% and the provision of generous communal open space representing 24% of the site area.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks to demolish a dormer bungalow and vacant commercial complex to construct 99 Build-to-Rent (BTR) apartments across two blocks (A & B) ranging from three to six storeys on a 0.58ha site in Beaumont. The Planning Authority originally refused the scheme due to concerns over height, overbearing impacts on Ellenfield Road, and substandard internal amenity. However, the Inspector notes that the site is located near major employment centers like Beaumont Hospital and high-frequency bu...PDF Document Missing
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