3283/22
The development will consist of the demolition of the existing single storey commercial premises and the construction of a two to four-storey apartment block with the upper floors set back, to provide for 13 no. apartments (1 no. studio, 7 no. 1-bed/2-person apartments, 1x 2-bed/3-person apartment and 4 no. 2-bed/4-person apartments) with balconies to the west and south elevations and a communal open space at third floor level. The proposed development will also provide for pedestrian and cyclist access from Church Road, a separate access to Unit 4 from Blythe Avenue, associated internal refuse and storage for 34 no. bikes at ground floor level, associated signage to the northern elevation of the development along Church Road, plant, P.V. solar panels at roof level and all associated site and engineering works necessary to facilitate the development.
Core Planning Reasoning
The Inspector recommended upholding the Planning Authority's decision to grant permission, subject to an amended Condition 4. This condition omits residential use from the ground floor due to flood risk (the site is in a defended high-risk flood zone) and requires any future non-residential use to be subject to a separate planning application to ensure proper public consultation on the change of use.
Decision Maker's Conclusion
- The proposed 4-storey building is acceptable in terms of height, scale, and massing at this prominent corner location and successfully addresses previous overdevelopment concerns by improving the unit mix and providing communal amenity space.
- Residential use at ground floor level is inappropriate due to the site's location within a high-risk flood zone; however, the principle of a non-residential use is acceptable subject to a future planning application to facilitate public engagement.
- The development will not significantly impact the residential amenities of adjoining properties regarding overlooking, overshadowing, or noise, and the lack of car parking is justified given the inner-city location and proximity to public transport.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of a former warehouse/credit union building at the corner of Church Road and Blythe Avenue in East Wall, Dublin 3, to be replaced by a 4-storey residential-led development. While the applicant originally proposed 13 apartments, the Planning Authority granted permission for the upper floors only, applying a condition to omit ground-floor residential use due to flood risk. The Inspector's report highlights that the current scheme overcomes previous refusal reas...PDF Document Missing
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