3233/21

Permission for development consisting of a 5 storey above ground floor residential building, totalling 6 storeys overall, at a height of 20.8m containing 19 apartments comprising of 3 no. studio units, 10 no. 1 bedroom units, and 6 no. 2 bedroom units all with private balcony concierge facilities, a communal meeting room at ground floor level of 56m2 and a communal terrace at fourth floor level of 26.6m2. Bin storage is provided at ground floor level as well as a 32-space secure bicycle parking area. The proposal also includes landscaping works and all associated site works.

Granted

Core Planning Reasoning

The Inspector recommended granting permission (upholding the Planning Authority's decision) on the basis that the development is consistent with the Z4 zoning objective, aligns with national policy for increased building height and density in urban centers as per the 2018 Building Heights Guidelines, and would not significantly injure the visual or residential amenities of the area.

Decision Maker's Conclusion

  • The proposed 6-storey building is acceptable in principle under the Z4 zoning objective and is considered an appropriate transitional scale between low-rise residential houses and taller commercial blocks to the west.
  • Impacts on the residential amenities of neighboring properties, particularly regarding daylight, sunlight, and overlooking, are justified given the city center context and the design's use of setbacks and privacy screens.
  • The zero-car parking provision is acceptable and consistent with sustainable transport policies, given the site's proximity to high-quality public transport (Luas) and the Dublin city center.

Cited Policies (CDP)

Z4 ZoningSection 15.1.1.21 (SDRA 18)Policy QH1Policy QH5Policy QH6Policy QH7Policy QH9Policy QH13Policy QH18Policy QH19Policy QH20Section 16.4 (Density)Section 16.5 (Plot Ratio)Section 16.6 (Site Coverage)Section 16.7 (Building Height)Section 16.7.2 (Height Limits)Section 16.10 (Residential Standards)Section 16.10.1 (Private Open Space)Section 16.38 (Parking Standards)Table 16.1 (Parking Standards)Policy MT17 (Car Parking)

Decision Document Summary

The proposal consists of a 6-storey residential building containing 19 apartments on an undeveloped, triangular site at Peter Place, Dublin 2. The site is uniquely positioned between 2-3 storey residential dwellings and the Luas Green Line track, which separates it from taller commercial developments. Key arguments centered on the building's height (20.8m) and its proximity to No. 28 Peter Place. While third-party appellants argued the block would be overbearing and cause a 'massive' loss of lig...
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