4120/21

The proposed development will consist of the following: • The demolition of the existing eight storey over basement office building on site which has a total gross floor area (GFA) of 3,757.5 sq.m, along with all associated site clearance works; • The construction of a part 4 to part 10 storey office development over basement level, with a café / restaurant unit at ground floor level. The proposal has a GFA of 12,690 sq.m GFA, including basement level; • An office reception area fronting onto the junction of Pembroke Road and Northumberland Road, a café/restaurant unit, office floorspace and ESB substation are proposed at ground floor level; • Ancillary office floorspace, plant rooms, a bin store, attenuation storage, a bike store for 158 no. spaces, 1 no. motorcycle space, e-scooter parking spaces and 9 no. car parking spaces are provided at basement level. 10 no. visitor cycle parking spaces are provided at ground level; • External terraces are provided from first to ninth floor level; • The development provides for pedestrian access from Pembroke Road and Northumberland Road and vehicular and cycle access to the basement car park from Baggot Lane / Northumberland Road; • The development includes screened plant enclosures, green roofs and PV panels at roof level; • The development includes foul and surface water drainage, landscape works, public realm upgrades, boundary treatments, lighting, signage, and all ancillary site development works necessary to facilitate the development. Connection to services / works external to the planning application site boundary will be subject to agreement with the Planning Authority.

Granted

Core Planning Reasoning

The proposed development was refused due to excessive height, bulk, and scale which failed to meet performance criteria for density, resulting in significant overlooking, overshadowing, and an overbearing visual impact on adjacent residential conservation areas.

Decision Maker's Conclusion

  • The building's height and bulk fail to satisfy the 10 performance criteria for enhanced density set out in the Development Plan, particularly regarding the transition to lower-scaled residential zones.
  • The development would cause unacceptable injury to the residential amenities of neighboring properties through significant increases in overlooking and a serious loss of sunlight and daylight (overshadowing).
  • The proposed building line on Northumberland Road is too close to the pavement, creating an over-dominant presence that detracts from the visual character of the area and the setting of nearby Protected Structures.

Cited Policies (CDP)

Zoning Z6 (Employment/Enterprise)Zoning Z2 (Residential Neighborhoods/Conservation Areas)Policy SC8 (Development of the Inner Suburbs)Policy CA6 (Retrofitting and re-use)Section 11.5.3 (Conservation Areas)Section 14.6 (Transitional Zone Areas)Section 15.7.1 (Demolition Justification)Appendix 3 (Height Strategy)Table 3 of Appendix 3 (Performance Criteria)Appendix 5 (Transport & Mobility)Appendix 9 (Basement Development)

Decision Document Summary

The proposal involves the demolition of the 1960s hexagonal 'Carrisbrook House' and the construction of a 4-10 storey office block (12,690 sq.m) with a ground-floor café at the junction of Pembroke and Northumberland Roads in Ballsbridge. While the site is zoned Z6 for employment, the Inspector argues that the proposed plot ratio of 6.2 is nearly triple the indicative limit of 2.5. The key argument is that the site serves as a 'transitional zone' next to Georgian residential terraces (Z2) and Pr...
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