Core Refusal Reason
The Inspector recommends granting permission (overturning the local authority's refusal) because the development supports the MIC (Mixed Use Inner Core) zoning objective to consolidate Sandyford, serves an expanding local population, and does not undermine the viability of designated higher-order retail centres.
Decision Maker's Conclusion
- The principle of convenience retail at this location is supported by the Sandyford Urban Framework Plan (SUFP) and its MIC zoning, which seeks to consolidate the mixed-use inner core.
- The increase in floor area to 3,124 sqm is proportionate to the significant growth in the local residential and employment population and will not lead to impermissible trade diversion from higher-order centres like Stillorgan.
- The online 'pick room' and delivery model represent a sustainable response to post-COVID shopping trends and will have a minimal impact on traffic and transport infrastructure.
Cited Policies (CDP)
Zoning Objective MIC (Mixed Use Inner Core)Chapter 12 Development ManagementSection 12.6 Towns and Villages and Retail DevelopmentSection 12.6.1 Assessment of Development ProposalsSection 12.6.2 Large Goods StoresPolicy Objective RET1: Retail Planning GuidelinesPolicy Objective RET2: Retail Strategy for the Greater Dublin AreaPolicy Objective RET3: Assessment of existing retail floor spacePolicy Objective RET4: Retail HierarchyPolicy Objective RET9: Assessment of Retail ProposalsPolicy Objective E8: Sandyford Business DistrictSandyford Urban Framework Plan (SUFP) - Appendix 16Objective MC1 (Retail Impact Assessment)Objective MC2 (Retail Scale and Catchment)Objective MC3 (Nature of Proposed Use)Section 2.4.2 (d) Retail - Convenience and comparisonSUFP Zoning Objective Zone 1: Mixed Core Area – Inner Core
Decision Document Summary
The proposal by Better Value Unlimited Company (Dunnes Stores) involves the retention and permission for the amalgamation of unit C01 into an existing supermarket at Units C02-C05, Beacon South Quarter, Sandyford. This includes a change of use from retail warehouse to an extended food sales area and an ancillary online 'pick room', totaling 3,124 sqm of net sales space. The Planning Authority originally refused permission, fearing it would create an out-of-scale 'superstore' that would undermine...SOURCE PDFOpen Original
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