3159/21

Planning permission at a site (approx. 0.19 Ha) at a site which adjoins the former Columban Missionary's site and which is located at the junction of the R139 Road and Hole in the Wall Road, Donaghmede, Dublin 13. The proposed development comprises of the construction of a 7 to 13 storey building, accommodating 72 no. apartments (total GFA c. 7,550sq.m) all with private balconies / terraces as follows: 30 no. 1 bedroom apartments, 38 no. 2 bedroom apartments and 4 no. 3 bedroom apartments. All associated and ancillary site development landscaping and boundary treatment works including: demolition of existing single storey structure on site (c. 37.65 sq.m) (previously used a pump house) and existing site boundary. Formation of new pedestrian and vehicular entrance to R139 Road and new pedestrian entrance to Hole in the Wall Road. 44 no. ground level car parking spaces (of which 2 no. are accessible spaces); some of which are undercroft. 162 no. ground level cycle parking spaces (of which 2 no. are cargo bicycle spaces) some of which are undercroft. Bin storage area at ground level.

Granted

Core Planning Reasoning

The proposed 13-storey building height and resulting density of 370 units per hectare constitute overdevelopment of the 0.19-hectare site and an abrupt, visually intrusive transition that fails to comply with the density and height parameters set out in the Dublin City Development Plan 2022 for this specific SDRA location.

Decision Maker's Conclusion

  • The proposed density of 370 units per hectare and plot ratio of 3.8 significantly exceed the Development Plan's indicative ranges (100-250 units/ha and 1.5-3.0 plot ratio) for this SDRA site.
  • The site is not identified in the Belmayne/Clongriffin LAP or the City Development Plan as a suitable location for a high-rise 'gateway' building, making the 13-storey element an inappropriate transition.
  • Reducing the height to 7 storeys for the tower and 6 storeys for the wing brings the development within acceptable density parameters, improves the adequacy of communal open space, and ensures a more cohesive urban form.

Cited Policies (CDP)

Policy SC10 - DensityPolicy SC11 - Compact GrowthPolicy SC12 - Housing MixPolicy SC16 - Building Height LocationsPolicy SC17 - Building HeightPolicy SC18 - Landmark/Tall BuildingsPolicy QHSN36 - High Quality Apartment DevelopmentPolicy QHSN38 - Housing and Apartment MixChapter 13 - Strategic Development Regeneration Areas (SDRA 1)Appendix 3 - Achieving Sustainable Compact GrowthTable 1 - Density RangesTable 2 - Indicative Plot Ratio and Site CoverageTable 15.4 - Public Open Space

Decision Document Summary

This report concerns an appeal against a condition imposed by Dublin City Council regarding a 72-unit apartment development at the junction of R139 and The Hole in the Wall Road, Donaghmede. The applicant sought 72 apartments in a building ranging from 7 to 13 storeys. The Planning Authority granted permission but included Condition 8, which required the reduction of the building to a maximum of 7 storeys, effectively reducing the unit count to approximately 42. The applicant appealed this condi...
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