SD21A/0139
The demolition of three existing apartment units (c. 239sq.m) and bin store (c.18sq.m) and the construction of a residential development arranged in two building blocks (Block A & Block B) ranging from 3 to 6 storeys in height over basement level (c. 3,728sq.m, including basement). Block A comprises 11 residential apartments (c. 1256sq.m) in a 5 to 6 storey building and including a ground floor level cafe (c. 93sq.m) at the buildings south eastern corner; Block B comprises 15 residential apartments (c.1393sq.m) in a 3 to 5 storey building; The proposed development will comprise 26 new residential units (5 studio apartments, 6 1-bedroom apartments, 7 2-bedroom apartments & 8 3-bedroom apartments) with associated balconies and terraces. The proposed development will comprise a total of 40 apartment units derived from 26 new apartments and 14 existing apartments; relocation of existing basement access on Old Greenhills Road and the upgrade and extension of the existing basement level ; provision of internal footpaths; landscaped communal open space (including outdoor gym equipment, children's play area and 'working from home' area); public open space; 13 car parking spaces and 74 long-stay bicycle parking spaces and 1 motorcycle parking spaces at basement level; 2 shared car parking spaces and 20 short-stay bicycle parking spaces at surface level (15 car parking spaces, 94 cycle parking spaces and 1 motorcycle parking in total); all piped infrastructure and ducting; elevation treatments; plant room; lift access and stair cores; hard and soft landscaping and boundary treatments; changes in level; waste management areas; attenuation tank; backup generator; solar photovoltaic panels; lighting; and all associated site development and excavation works above and below ground. The subject site is currently partly developed with an existing residential scheme known as Greenhill's Court comprising 17 apartment units in 4 apartment blocks ranging in height from 2 to 4 storeys, including basement car park all on a site of approximately 0.23ha. on lands bounded to the north by St Basil's Training Centre, to the east by Greenhills Road, to the west by Old Greenhills Road, and to the southeastern corner by Main Street, Tallaght, Dublin 24
Core Refusal Reason
The proposal constitutes overdevelopment of a restricted site in a sensitive Architectural Conservation Area (ACA), featuring excessive plot ratio, height, and bulk that would be visually obtrusive and injurious to the village character, complemented by substandard parking provision likely to cause traffic congestion.
Decision Maker's Conclusion
- The proposed plot ratio (1.52) significantly exceeds the maximum standards set out in the Tallaght Town Centre LAP (0.75-1.1) for 'The Village' neighborhood without sufficient justification for such an exceptional increase.
- Despite revisions, the height and massing of the blocks are considered unacceptably intrusive and visually obtrusive within the historic streetscape and the sensitive context of the Architectural Conservation Area and nearby protected structures.
- The provision of 15 car parking spaces is inadequate for the quantum of development and will likely result in overspill parking on the Old Greenhills Road, leading to traffic hazards and congestion.