Core Refusal Reason
The proposed development is refused due to its excessive scale, height, and massing, which would result in a visually dominant and discordant feature that negatively impacts the character and setting of adjacent Protected Structures, the candidate Architectural Conservation Area, and the residential amenities of the area, while also failing to rule out significant environmental effects on nearby European sites.
Decision Maker's Conclusion
- The proposed height and massing represent an excessive and visually incongruous intervention that fails to protect or complement the character and setting of the nearby Protected Structures (Blackrock Dart Station and Deepwell) and the candidate Architectural Conservation Area.
- The development would result in unacceptable overbearing impacts and significant loss of light/overshadowing on adjacent properties and the future public realm, failing to meet the criteria set out in the Building Height Guidelines 2018.
- In the absence of a Natura Impact Statement and detailed construction management information, the Board cannot be satisfied that the proposal would not have a significant effect on the South Dublin Bay SAC and the South Dublin Bay and River Tolka Estuary SPA.
Cited Policies (CDP)
Policy UD1: Urban Design PrinciplesPolicy UD3: Public Realm DesignPolicy Objective PHP18: Residential DensityPolicy Objective PHP20: Protection of Existing Residential AmenityPolicy Objective PHP37: Public Realm DesignPolicy Objective PHP42: Building Design & HeightPHP43: Design in Local Area PlansAppendix 5: Building Height StrategySection 12.3.5 Apartment DevelopmentSection 12.11.2 Protected StructuresPolicy BK04 (Blackrock LAP)Policy BK05 (Blackrock LAP)Policy BK08 (Blackrock LAP)Objective UDS1 (Blackrock LAP)Objective PR5 (Blackrock LAP)
Decision Document Summary
The proposal seeks to demolish an existing 1.5-storey industrial structure at Hill Motors, Bath Place, to construct a part-2, part-15 storey mixed-use building containing one commercial unit and 13 apartments on a restricted 0.0248ha site. The site context is highly sensitive, located adjacent to the Blackrock Dart Station (Protected Structure), the 'Deepwell' estate, and a candidate Architectural Conservation Area. The Inspector acknowledges the site's proximity to high-capacity public transpor...SOURCE PDFOpen Original
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