3562/21
Planning permission for development at a 0.092 hectare site at the junction of Appian Way and Leeson Street Upper, Dublin 6 (adjacent to No. 1 Leeson Street Village and the Mitchel House Apartments). The development will consist of the construction of a 10 storey over lower ground floor building with set back at ninth floor level (c.3,083 sq.m. total GFA), residential amenities and services at ground floor and ninth floor level. The proposed development will comprise: • Construction of 44 no. 'Build-to-Rent' apartment units over 10 no. storeys with a dwelling mix of 29 studio and 15 one-bed units; • Guest suite with 2 No. visitor rooms at lower ground level; • Provision of private open space in the form of balconies or terraces to all individual units to all elevations; • Landscaped garden on the northern corner of the site at ground floor level; • Provision of outdoor communal terraces and residential amenity in set back ninth floor level; • Provision of 66 No. bicycle parking spaces are provided including 16 No. visitor spaces externally and 50 No. within a dedicated bicycle storage room at ground floor level; • Pedestrian and cyclist access is provided to the north east of the site via Leeson Street Upper and to the south west via Mitchel House; • Other ancillary residential amenities such as reception, parcel lockers, management facilities, bicycle storage and bin storage. • Provision of switchroom and substation at ground floor level of the north eastern elevation, plant at roof level, photovoltaic panels, hard and soft landscaping, bin storage and all associated works and infrastructure to facilitate the development. The proposed residential development is a “Build to Rent” scheme in accordance with Specific Planning Policy 7 and 8 as set out in the "Sustainable Urban Housing: Design Standards for New Apartments 2020".
Core Refusal Reason
The Planning Authority originally refused permission due to excessive height, scale, and density leading to overdevelopment and traffic hazards; however, the Inspector recommended a grant of permission, concluding that the high-density 10-storey building is appropriate for this prominent, highly accessible corner site adjacent to a Quality Bus Corridor.
Decision Maker's Conclusion
- The 10-storey scale and high density are justified by the site's strategic location along a major public transport corridor and proximity to the city centre, aligning with national guidelines favoring compact urban growth.
- The architectural design is considered a high-quality contemporary addition that provides a legible landmark and focal point for the corner site without significantly harming the setting of nearby Protected Structures or residential amenities.
- The car-free nature of the development is acceptable given the high frequency of public transport in the area, and service/delivery arrangements through existing rights-of-way are deemed operationally adequate.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the construction of a 10-storey 'Build-to-Rent' apartment building containing 44 units (29 studios and 15 one-beds) on a constrained 0.092 hectare corner site at the junction of Appian Way and Leeson Street Upper, Dublin 6. The site context is a mix of period residential terraces (Protected Structures) and modern 4-storey apartment blocks. Dublin City Council initially refused the scheme, citing it as an overdevelopment that would be visually dominant and create traffic saf...PDF Document Missing
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View the appeal at An Bord Pleanála