3389/21

Planning permission is sought to amend the residential development permitted under Reg. Ref. 3743/19 (ABP-307424-20). The proposed revisions to the scheme comprise: • Increase in residential units from 73 no. to 80 no. with a unit mix of 1 no. studio units; 17 no. 1 bed units; 8 no. 2 bed (3 person) units; 48 no. 2 bed (4 person) units and 6 no. 3 bed units • Internal revisions to permitted units • The proposal provides for an additional floor to the primary block (10 total over basement) and an additional floor to the secondary block (5 total over basement) • Elevational revisions and consequential revisions to the scheme • Provision of new single storey multi use amenity pavilion within the open space • Increase in car parking provision from 73 no. to 80 no. within existing basement footprint • All associated site development works.

Granted

Core Planning Reasoning

The development is recommended for a grant of permission subject to a condition requiring the removal of the 10th floor on the primary block, as it would cause significant negative visual impacts and adverse sunlight/daylight effects on neighboring residential units, failing to meet the criteria for enhanced height.

Decision Maker's Conclusion

  • The principle of residential development and intensification is acceptable given the site's mixed-use campus context and Z1 zoning objective.
  • The proposed 10th floor of the primary block does not integrate visually with the existing architecture and would result in an unacceptable reduction in sunlight and daylight access to the adjacent 'The Links' apartment building.
  • With the removal of the 10th floor of the primary block via condition, the remainder of the proposal—including the additional floor on the secondary block and internal revisions—is consistent with proper planning and sustainable development.

Cited Policies (CDP)

Zoning Z1 (Sustainable Residential Neighbourhoods)Policy SC14 (Building Height Strategy)Policy SC15 (Building Height Uses)Policy SC16 (Building Height Locations)Policy SC17 (Building Height Performance Criteria)Appendix 3 (Height Strategy)Appendix 16 (Sunlight and Daylight)Section 16.7.2 (previous plan context)

Decision Document Summary

The applicant sought to amend a permitted development at Elmpark Green, Dublin 4, increasing the number of apartments from 73 to 80 by adding an additional floor to both the primary and secondary residential blocks. The site is part of a high-density mixed-use campus. Third-party appellants, primarily from the adjacent Bellevue Park Avenue, cited concerns regarding overdevelopment, visual impact, and environmental impacts on the Elm Park Stream. The Inspector assessed the proposal against the Du...
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