3455/22
Permission for development for a residential and retail development at ac. 0.16 ha site located at Nos. 62-66 Faussagh Avenue, Dublin 7, DO7 KH60, (formerly ‘The Cabra House’) and the adjoining unnamed laneway to the rear and to the west, extending to Faussagh Avenue. The development will principally consist of: the demolition of the part-one, part-two storey detached former licenced public house (950 sq m); the construction of a four storey building with roof access (total gross floor area of 2,421 sq m); (comprising a licensed supermarket of 535 sq m at ground floor; with 24 No. apartments (12 No. 1-bed units and 12 No. 2-bed units, with balconies or terraces on the north, south, east and west elevations and to the internal courtyard). The development will also consist of: communal open spaces at first floor level (87 sq m) and roof level of the southern block (155 sq m); circulation spaces; ESB substation and switch room; plant rooms; waste storage areas; bicycle, cargo bike and motorbike parking; 8 No. resident car parking spaces at the rear accessed via the laneway; PV panels at roof level, sustainable urban drainage systems (including green roof and attenuation tanks); associated hard and soft landscaping; all other associated site excavation, infrastructural and site development works above and below ground including changes in level, boundary treatments, including the provision of a replacement rear gate; and associated site servicing (foul and surface water drainage and water supply). The development will also consist of: alterations to the layout of the unnamed laneway to the rear and west including the removal of the existing gate at the entrance; revision to surface layout and road markings. Access to the scheme will be via Faussagh Avenue and the laneway to the rear.
Core Refusal Reason
The proposed development would fail to provide a satisfactory standard of residential amenity for future occupiers due to the substandard configuration and quality of private amenity space and unacceptable levels of overlooking and lack of privacy between apartment units situated across the central courtyard.
Decision Maker's Conclusion
- The Inspector found that the proposed 4-storey height and separation distances to existing dwellings to the north were acceptable and would not cause undue overbearing impact or overlooking of neighboring properties.
- The Inspector concluded that the 'fracturing' of private amenity space for one-bedroom units (splitting it between front and back) was a poor design choice, resulting in substandard and non-functional spaces for 50% of the proposed units.
- The internal separation distance of only 9 metres between units across the central courtyard was deemed insufficient to protect the privacy of future residents, contrary to performance-based standards.
Cited Policies (CDP)
Decision Document Summary
This report pertains to an appeal for a mixed-use development at 62-66 Faussagh Avenue, Cabra, Dublin 7, comprising the demolition of a vacant public house and the construction of a four-storey building with a ground-floor supermarket and 24 apartments. While the site is zoned Z3 (Neighbourhood Centre) where residential and retail uses are permitted, the Planning Authority originally refused permission citing overbearing impacts on neighbors and poor internal amenity. Upon review, the Inspector ...PDF Document Missing
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View the appeal at An Bord Pleanála