3792/22
Planning permission for the proposed development will consist of a residential development of 31 no. residential units comprising of: 1 no. 4 storey apartment block (ranging from 3 to 4 storeys) consisting of 31 no apartment (11 no. 1 bedroom units and 20 no. 2 bedroom units) with balconies/terraces to the south east elevation, 2 no. communal roof terraces will be located at fourth floor level, 1 no ESB substation and switch room, waste storage area entrance lobbies, 2 no. bicycle parking rooms (each with 28 no. spaces, providing 56 spaces in total); landscaping, public lighting, boundary treatment, 25 no. surface level car parking spaces, 10 no surface level bicycle parking spaces, new vehicular access from Villa Park Road, pedestrian access from Villa Park Road and Blackhorse Avenue, playground and all associated site development and engineering works necessary to facilitate the proposed development. The proposed development would also consist of the demolition of the 2 no. existing single storey detached dwellings and associated outbuildings and sheds.
Core Planning Reasoning
The Inspector recommended a grant of permission as the development constitutes an acceptable residential density for a serviced urban site, complies with the 'Z1' residential zoning objective, and provides high-quality residential units without adversely impacting the amenities of neighboring properties or the character of the area.
Decision Maker's Conclusion
- The proposed density of 88dph is consistent with national policies for compact growth and the Dublin City Development Plan 2022-2028 classifications for outer suburbs.
- The architectural design, featuring a stepped 3-to-4 storey height (max 13.2m), appropriately modulates to the surrounding context and ensures no significant negative impact on daylight, sunlight, or privacy for adjacent residents.
- Technical matters including traffic safety, car parking (25 spaces for 31 units), and ecological protection for bats and badgers are satisfactorily addressed and are consistent with sustainable transport goals and DMURS.
Cited Policies (CDP)
Decision Document Summary
This report assesses a third-party appeal against the decision to grant permission for a 31-unit apartment block (11 one-bed and 20 two-bed units) following the demolition of two vacant houses at 353 & 363 Blackhorse Avenue. The site is a prominent 0.35ha corner lot opposite the Cabra Gate of Phoenix Park. Appellants raised concerns regarding the scale, density, and potential for overlooking, as well as traffic build-up on Villa Park Road and security risks to Áras an Uachtaráin. The Inspector e...PDF Document Missing
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View the appeal at An Bord Pleanála