3422/21
Planning permission for development at this site encompassing nos. 134, 135 and 136 North Strand Road, Dublin 3. The development will consist of demolition of 3 existing properties on the site and construction of 20 no. apartments in two linked buildings around a landscaped, communal courtyard. The main building proposed, facing North Strand Road, is four-stories over basement, with the upper floor being an attic storey. It comprises 6 no. two-bedroom apartments, 6 no. two bedroom duplexes and 2 no. three-bedroom apartments. The second building, to the rear of the site facing Strandville Avenue, is four stories over basement at it's highest point, stepping down to two stories over basement at the eastern site boundary. It comprises 1 no. three-bedroom apartment at basement level and 5 no. one bedroom apartments above. Pedestrian entrances are located at the existing laneway to the site's northern boundary as well as at Strandville Avenue where bin and bicycle storage are also provided. All associated site works, connection of drainage to public sewer and landscaping are included in the application.
Core Refusal Reason
The proposed 100% residential development materially contravenes the Z3 zoning objective for neighborhood facilities, while the architectural design and massing are deemed visually discordant and detrimental to the character of the adjacent residential conservation area.
Decision Maker's Conclusion
- The removal of active commercial frontage in a Z3 zoned area undermines the strategic intent to maintain and strengthen neighborhood facilities and focal points.
- The proposed massing and broken building line on Strandville Avenue would have an overbearing impact and fail to complement the character of the adjoining residential conservation area.
- The application fails to demonstrate an adequate standard of residential amenity due to substandard private open space depths, lack of sunlight/daylight analysis, and inadequate bicycle storage.
Cited Policies (CDP)
Decision Document Summary
The application seeks the demolition of three vacant two-storey units at 134-136 North Strand Road for the construction of 20 apartments across two interlinked blocks (part 4-storey over basement). The site is situated in a Z3 'Neighborhood Facility' zone and immediately borders a Z2 'Residential Conservation Area'. The Inspector highlights that while high-density residential use is encouraged, the total loss of commercial/retail units at street level is in direct conflict with the Dublin City D...PDF Document Missing
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