3500/21
Planning permission is sought for the following: i)demolition of all existing structures on site; ii) construction of a mixed-use development comprising of 94 no. apartments (11 no. studio apartments, 57 no. one-bed apartments, 21 no. two-bed apartments, and 5 no. three-bed apartments) and 3 no. commercial units (totalling 433 sqm) in 3 no. 6-8 storey blocks (A-C) over basement. More specifically, Block A comprises a 6-8 storey block fronting Marys Lane and Halston Street, featuring 2 no. commercial units (totalling 339.6 sqm) at ground floor level and 5 no. studio apartments, 28 no. one-bed apartments, 14 no. two-bed apartments and 5 no.three bed apartments (totalling 52 no. apartments) at upper floor levels; Block B comprises an 8 storey block fronting Little Green Street featuring 4 no. studio apartments and 17 no. one-bed apartments at upper floor levels (totalling 21 no. apartments); and Block C comprises an 8 storey block fronting Little Green Street, featuring 1 no. 93.2 sqm commercial unit at ground floor level and 2 no. studio apartments, 12 no. one-bed apartments and 7 no. two-bed apartments (totalling 21 no. apartments) at upper floor levels. Residents of all proposed apartments have access to a private balcony, a communal central landscaped courtyard, 3 no. roof gardens (totalling 552sqm) and 127 no. bicycle parking spaces; iii) change of use from commercial to residential land use; and iv) all associated site and infrastructural works, including foul and surface water drainage; attenuation tanks; landscaping; plant areas and ESB substations; necessary to facilitate the development.
Core Planning Reasoning
The proposed development fails to meet the required unit mix standards set out in the Dublin City Development Plan 2022-2028, specifically providing an excessive proportion of studio and one-bedroom units (at least 63%) and a deficit of three-bedroom units (maximum 10%), which contravenes the evidence-based housing needs identified for the North Inner City area.
Decision Maker's Conclusion
- The proposed unit mix significantly contravenes Section 15.9.1 of the Development Plan, which is informed by a specific Housing Need and Demand Assessment (HNDA) for the North Inner City sub-city area.
- While the proposed building height, density, and design were found to be generally acceptable and in line with national policy for compact urban growth, these factors do not justify the substantial departure from local housing mix requirements.
- The development would fail to provide a sufficient variety of housing types and tenures required to create a sustainable, mixed residential community, and therefore would be contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
Decision Document Summary
The applicant sought permission for a mixed-use development on a 0.1648ha site in Dublin's historic Markets Area, involving the demolition of existing warehouses and the construction of three blocks ranging from 6 to 8 storeys, containing 90 apartments and 3 commercial units. The Inspector noted the site's high-profile location near the Protected Fruit and Vegetable Market and its zoning as Z5 (City Centre). The assessment focused on height, density, and residential standards following a previou...PDF Document Missing
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View the appeal at An Bord Pleanála