3909/21
Permission for development at the Former 'Des Kelly Site', a site of 0.262 Ha. bounded by 364- 374 North Circular Road, Royal Canal Bank and 168, 169 Phibsborough Road, Dublin 7. Vehicular access will be from 169 Phibsborough Road to lower ground level with egress from Royal Canal Bank. The development will consist of parking spaces (17 spaces for retail, 19 spaces and 2 club car spaces for residential and 210 cycle spaces) at lower ground level, retail space of 1925 sq.m at ground floor level, coffee shop of 37 sq. m. facing Royal Canal Bank at lower ground level, with 96 dwellings (23 studios, 25 one bed, 47 two bed and 1 three bedroom apartments) overhead in upper floor development. With the exception of no. 168 Phibsborough Road, which is to be retained, the application proposes to demolish all the existing buildings on the site. The new buildings to North Circular Road shall be 6 storey in height (ground floor retail with apartments on upper floor) with a 12 storey apartment tower at the corner of North Circular Road and Royal Canal bank with a 9 storey section above park level are proposed. Within the site, the apartment buildings will surround a central amenity open space for residents. It is proposed to demolish 169 Phibsborough Road and replace with a three storey building with vehicular entrance at ground floor level giving access to lower ground level parking and services. A substation is proposed with PV panels on the roof together with all ancillary services.
Core Refusal Reason
The proposal was refused due to excessive scale and height impacting the local architectural character, negative daylight impacts on neighbors, and sub-standard internal living conditions for future residents.
Decision Maker's Conclusion
- The development's excessive scale, height, and massing would be visually intrusive and adversely affect the character of the Phibsborough Architectural Conservation Area.
- The proposal would negatively impact the daylight and sunlight access of adjoining properties, with insufficient justification provided in the submitted technical assessments.
- The residential units are sub-standard, failing to meet minimum requirements for floor space, storage, private amenity, and bedroom dimensions, representing an overdevelopment of the site.
Cited Policies (CDP)
Decision Document Summary
The proposal sought permission for a development on the 0.262 Ha former 'Des Kelly Site' at a prominent junction in Phibsborough, Dublin 7, bounded by North Circular Road and the Royal Canal Bank. Dublin City Council refused the application primarily because the building's height and bulk were deemed overbearing and harmful to the Architectural Conservation Area. Furthermore, the scheme failed to protect the residential amenities of neighboring properties regarding light and provided poor-qualit...PDF Document Missing
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