3173/21
The development will consist of: 23 no. units ( 23 no. 1 bed units) in 2 no. apartment buildings ranging in height from 3-4 storeys (Building A part 3 no. storeys to part 4 no. storeys, Building B 4 no. storeys). Building A provides 7 no. 1 bed units and Building B provides 16 no. 1 bed units. All units are intended to provide housing accommodation for an elderly population. Access to the development will be from the existing site entrance on Jamestown Road. This will be a pedestrian entrance and provide access to the site for emergency services vehicles. The development also proposes 360 sq.m of communal open space, balconies / terraces associated with the individual apartment units, associated secure bicycle and bin storage, hard and soft landscaping and all other associated site works and services above and below ground all on an overall site area of 1326.16 m2.
Core Refusal Reason
The proposed development is refused primarily due to its excessive height, scale, and massing, which would result in an inappropriate transition within the existing low-rise streetscape and significantly injure the residential amenities of adjacent properties via overbearing impacts, overshadowing, and overlooking.
Decision Maker's Conclusion
- The 3-4 storey height of the blocks represents an abrupt and inappropriate transition in scale relative to the surrounding 1-2 storey residential pattern, particularly the adjoining single-storey cottages.
- The development would result in unacceptable overbearing impacts and significant loss of sunlight to the gardens of neighboring properties, specifically at No. 29a and No. 31 Jamestown Road.
- The proposed communal open space is considered piecemeal, disjointed, and of limited amenity value, failing to provide a high-quality residential environment for the intended elderly population.
Cited Policies (CDP)
Decision Document Summary
The application sought permission for 23 one-bedroom apartments intended for elderly residents on an L-shaped infill site of approximately 0.13 hectares in Finglas. The site is currently undeveloped and located in a characteristically low-rise area of 1-2 storey dwellings. While the Inspector found the principle of residential development and the zero-car parking provision acceptable given the site's proximity to Finglas village, the physical massing was deemed excessive. Key arguments centered ...PDF Document Missing
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View the appeal at An Bord Pleanála