3657/21
The development will consist of; (A) Demolition of existing dwelling and existing steel shed to the rear of subject site. (B) The construction of 2 no. separate apartment blocks yielding a total of 27 no. apartments (21 no. 1-bed units and 6 no. 2-bed units), comprising (i) Block 1 - 6 storeys in height consisting of 6 No. 1-bed units and 6 No. 2-bed units (ii) Block 2 - 5 storeys in height consisting of 15 No. 1-bed units. (iii) Pedestrian access via Richmond Avenue. (iv) Provision of 60 no. bicycle parking spaces. (v) Communal open space including 2 no. roof gardens. (vi) Substation and Plant rooms. (vii) Bin Storage. (viii) All associated engineering and site development works necessary to facilitate the development.
Core Planning Reasoning
The proposed development materially contravenes the Dublin City Development Plan 2022-2028 regarding residential unit mix requirements for the North Inner City and constitutes an abrupt, overbearing visual transition in scale that would negatively impact the amenities of adjacent lower-density residential properties.
Decision Maker's Conclusion
- The proposed residential unit mix fails to provide the required minimum of 15% three-bedroom units and exceeds the maximum 25-30% threshold for one-bedroom/studio units, failing to meet evidenced-based housing needs.
- Block 2, at five storeys in height and in close proximity to boundaries, represents an abrupt and incongruous transition in scale that would be visually overbearing and cause undue overshadowing to properties at Richmond Lodge.
- The proposal fails to adhere to the Development Plan's Height Strategy and guidance on transitional zone areas, potentially compromising the future development potential of adjoining sites.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of a dilapidated period dwelling and shed at No. 17 and 19 Richmond Avenue to construct two apartment blocks (23 units in the revised scheme). While the Inspector accepted the principle of high-density residential development on this 'Central/Accessible' brownfield site, the specific design and mix were found to be non-compliant with the Dublin City Development Plan 2022-2028. Key arguments centered on the failure to meet North Inner City HNDA standards for u...PDF Document Missing
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View the appeal at An Bord Pleanála