3361/22

The proposed development will consist of the following: The construction of 52 residential units (each with private balcony/terrace) within three apartments blocks (A, B and C) ranging from 3 to 8 storeys, with a ground floor unit in Block A. Block A at 8 storeys comprises retail (c.106.1m2) a ground floor fronting both Church Street and Brunswick Street North, 28 no. residential units (15 no. 1 bed, 13 no. 2 bed) and a terrace at 7th floor (54.2m2). Block B at 6 storeys comprises 17 residential units (7 no. 1 bed and 10 no. 2 bed) with bin store and bicycle storage at ground floor level. Block C at 3 to 4 storeys comprises 7 no. residential units (4 no. 1 bed and 3 no. 2 bed). Pedestrian access to residential units is from Brunswick Street North. Permission is sought for all associated site development works, an ESB substation at ground floor level onto Church Street Upper, landscaping/public realm works and 108 no. bicycle parking spaces.

Granted

Core Planning Reasoning

The Inspector recommended refusal on the grounds that the scheme constitutes overdevelopment of a constrained site, resulting in substandard residential amenity for future occupants and causing significant injury to the amenities of surrounding properties through overshadowing and a detrimental impact on the historic streetscape and adjacent Protected Structures.

Decision Maker's Conclusion

  • The proposed development would provide a poor standard of residential amenity for future occupants due to the narrowness, orientation, and overshadowing of the communal open space and the inclusion of poor-quality north-facing units.
  • The scale and massing, specifically the blank gable elevations, would be visually overbearing and detrimental to the setting of the Protected Structure at 98 Brunswick Street North and the character of the 18th-century streetscape on Church Street Upper.
  • The proximity of the blocks would result in unacceptable overshadowing of existing residential units on Brunswick Street and would significantly injure the amenity and future development potential of the adjacent 'Bonobo' public house beer garden.

Cited Policies (CDP)

Z5 City Centre ZoningSection 15.9.2 (Unit size and layout)Section 15.9.8 (Communal amenity requirements)Section 15.9.9 (Roof terraces)Table 15.4 (Public open space)Appendix 5 (Parking and bicycle standards)SPPR3 of Apartment GuidelinesSection 3.18 of Apartment Guidelines (Orientation)Section 3.22 of Apartment Guidelines (Ceiling heights)

Decision Document Summary

The proposal sought permission for 52 residential units (later reduced to 45/41 through additional information and PA conditions) and a retail unit on a 0.1067 ha vacant site at a prominent junction in Dublin 7. The site is zoned 'Z5' and is surrounded by a mix of historic terraces, Protected Structures, and a popular public house. While the Planning Authority granted permission subject to the omission of one floor, the Inspector recommended refusal. The Inspector's arguments focused on the 'mon...
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