3448/22
The proposed development will consist of modifications to the previously permitted build to rent residential development (permitted under Reg. Ref. 3308/20; ABP Ref. 309366-21). The proposed modifications consist of the following : (a) the provision of a new set back penthouse level at fourth floor level to Block A consisting of 4 additional apartments (4 no. 2 bedroom units) with balconies to the south elevation. Block A shall now be a 5 storey building comprising of a total of 24 no apartments (3 no. 1 bedroom units and 21 no. 2 bedroom units), (b) the provision of 2 additional floors (fifth floor and sixth floor levels) to Block B consisting of 20 no. 1 bedroom units with balconies to the south and east elevations. Block B shall be a 7 storey building comprising of a total of 69 no. apartments (68 no. 1 bedroom units and 1 no. 2 bedroom unit) with communal open space at roof level., (c) modifications to courtyard level to provide an additional 16 no. bicycle parking spaces, (d) modifications at basement level including an additional motorcycle parking space and changes to the ancillary residential amenity spaces, plant room and refuse store, (e) provision of a new community use unit at lower ground floor level/basement level, which will use the existing separate access from the eastern boundary of the application site providing access onto Bannow Road, (f) all associated site development works required to facilitate the development. The proposed development will now consist of a total of 93 no. apartments (69 no. apartments previously permitted) comprising 71 no. 1 bedroom units and 22 no. 2 bedroom units, with ancillary residential amenities and support facilities over a basement level car park and a community use unit accessed from the existing laneway to the east of the site via Bannow Road. The subject site is bonded by Bannow Road to the South, 'The Coach House' and Hamilition Square to the west, Broombridge LUAS stop and maintenance depot to the north and a gated service laneway to the east.
Core Refusal Reason
Overdevelopment resulting in significant negative impacts on residential amenity through daylight loss and overbearing appearance, particularly affecting neighboring properties and the canal bank conservation area.
Decision Maker's Conclusion
- The additional floor to Block A would seriously injure the residential amenities of neighboring properties (nos. 279-285 Bannow Road) by reducing daylight levels to their living rooms.
- The proposed height increases would create unacceptable overshadowing and overbearing impacts on the permitted apartments within the development itself, compromising the quality of future residential amenity.
- The design of Block B is considered monolithic and visually unsatisfactory, failing to provide the necessary visual amenity for its context adjacent to the canal bank conservation area.
Cited Policies (CDP)
Decision Document Summary
The proposal sought modifications to a previously permitted development at 76, 76G & 280 Bannow Road, Cabra, primarily involving the addition of floors to Blocks A and B. Dublin City Council refused the application on the grounds that the increased scale constitutes overdevelopment. The decision highlights that the extra height would cause significant daylight loss to existing neighbors and future residents of the scheme, while also presenting a monolithic visual profile that is inappropriate fo...PDF Document Missing
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