D21A/0667

The Planning Authority initially refused permission due to the proposal's 'abrupt transition in height and scale' and 'excessive bulk,' which they deemed visually obtrusive and out of character with the area. However, the Inspector recommends a grant of permission, concluding that the amended 5-storey design submitted on appeal overcomes these issues by providing a gradual increase in scale that respects the site's transitional urban context.

• The amended 5-storey design and reduced bedspace count (109 units) provide an acceptable transition in height and massing, responding appropriately to the divergent character of the surrounding area which includes both 2-storey dwellings and 4-5 storey apartment blocks.
• The site is uniquely suited for high-density student accommodation given its extreme proximity (c.200m) to the UCD campus and its location adjacent to a Core Bus Corridor (Stillorgan Road QBC), satisfying national and regional consolidation policies.
• Subject to further conditional amendments—specifically the omission of certain studio rooms and a bedroom to improve communal living space—the development will provide a high standard of residential amenity for students while protecting the daylight and privacy of neighboring properties.