3744/22

Outline permission for new four storey apartment block to the rear of 66 Clonliffe road, accessed from Tolka road, which will consist of 7 no. of 1 , 2 and 4 bed apartments.

Granted

Core Planning Reasoning

The proposed development constitutes overdevelopment of a constrained infill site due to excessive scale, height, and density, and fails to provide adequate car parking, thereby injuring residential amenity and creating a potential traffic hazard.

Decision Maker's Conclusion

  • The proposed density of 538 units per hectare and site coverage of 90% significantly exceed the standards set out in the Dublin City Development Plan 2022-2028.
  • The four-storey height is approximately double that of the existing low-rise development in the area, leading to unacceptable levels of overlooking, overshadowing, and an overbearing impact on neighboring properties.
  • The total lack of on-site car parking or loading areas is unjustified and would be prejudicial to public safety by reason of traffic hazard on the adjacent public roads.

Cited Policies (CDP)

Zoning Objective Z1 (Sustainable Residential Neighbourhoods)Policy SC12 – Housing MixPolicy QHSN6 – Urban ConsolidationPolicy QHSN36 – High Quality Apartment DevelopmentPolicy QHSN38 – Housing and Apartment MixSection 15.5.2 (Infill development)Section 15.8.6 (Public open space)Appendix 3 (Achieving Sustainable Compact Growth Policy for Density and Building Height in the City)Appendix 5 (Car Parking Standards)

Decision Document Summary

The applicant sought outline planning permission for a four-storey apartment block comprising seven units on a 130sqm site to the rear of 66 Clonliffe Road, Dublin 3. While Dublin City Council initially granted permission subject to conditions (reducing the scale to a 2-storey block with a setback 3rd storey), the Inspector recommends full refusal following a third-party appeal. The site is characterized as a constrained urban infill plot within a 'Z1' residential zone. The Inspector argues that...
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