SD21A/0271
Demolition of the existing building on site and the construction of a 5-storey over partial basement, mixed-use development comprising a gastro pub/restaurant with off-licence, 2 retail units, associated bin stores, bike stores, 1 ESB sub-station, all at ground floor level; a small plant room at basement level; a total of 50 apartments (25 one beds and 25 two beds) on the upper floors, all provided with private balconies/terraces; communal roof gardens; car parking; motorcycle parking; bicycle parking; landscaping and upgrades to public realm including upgrades to existing pedestrian crossing on Kennelsfort Road Upper; and all associated engineering and site works necessary to facilitate the development on lands at The Silver Granite pub, junction of Kennelsfort Road Upper and Wheatfield Road, and at The Silver Granite car park adjoining Palmerstown Shopping Centre car park (accessed from Kennelsfort Road Upper via Palmerstown Park).
Core Planning Reasoning
The development was refused due to an unsafe car parking layout that would create traffic hazards at the adjacent shopping centre and for providing a substandard level of residential amenity characterized by noise impacts, poor quality open space, and an inappropriate housing mix.
Decision Maker's Conclusion
- The proposed car parking layout within the Palmerstown Shopping Centre would result in vehicles exiting the wrong way onto a one-way system and would block essential emergency and service access, endangering public safety.
- The combination of residential units located directly above a gastro pub, the use of 1.8m high opaque privacy screens, and a lack of 3-bedroom units results in a substandard residential environment that fails to meet the South Dublin County Council Housing Strategy.
- The quality of the proposed public open space is considered incidental and poor, primarily serving as access paths rather than providing meaningful active or passive amenity for residents.