4108/21
We, KTPCC Development Company Limited, intend to apply for planning permission for development on land located at the intersection of Main Street and the Parnell's GAA access road, Coolock, Dublin 5. The development will consist of the construction of a 5-storey mixed-use building with setbacks at the 4th floor level to accommodate 1 no. commercial unit and 15 no. apartments (13 no. 1-bed units and 2 no. 2-bed units). Ground floor level consists of 1 no. commercial unit, 1 no. 2-bed apartment with terrace, ancillary areas for bicycle parking, refuse storage, plant room, communal open space and 10 no. car parking spaces. 1st to 4th floor levels consist of 13 no. 1-bed apartments and 1 no. 2-bed apartment with associated balconies/terraces. All associated site development works and boundary treatments.
Core Planning Reasoning
The proposed development materially contravenes the Z15 zoning objective ('Community and Social Infrastructure') because the use of car parking areas to serve a private residential development fails to maintain or enhance the primary institutional/community function of the lands and was not supported by a mandatory community and social infrastructure audit.
Decision Maker's Conclusion
- The use of the car parking area on Z15 zoned land constitutes a material contravention of the Dublin City Development Plan 2022-2028 as the applicant failed to prove the land is no longer viable for community use or provide the required social infrastructure audit.
- While high-density infill is supported by national policy, the proposed 5-storey height is visually obtrusive and overbearing for the adjacent 2-storey dwellings to the north; the Inspector recommends a reduction to 4 storeys if permission is granted.
- The proposed development is considered unacceptable in its current form due to the zoning conflict, despite otherwise meeting most qualitative standards for apartment living and being located in a well-serviced urban area.
Cited Policies (CDP)
Decision Document Summary
This report pertains to an appeal for a 5-storey mixed-use building consisting of one commercial unit and 15 apartments on a 0.07ha corner site at Main Street, Coolock. The site occupies a sensitive transition point between a new 5-6 storey residential development to the south and a row of traditional 2-storey dwellings to the north. Although Dublin City Council initially granted permission subject to a height reduction to 4 storeys, the Inspector recommends refusal. The primary argument is that...PDF Document Missing
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