2934/21
The development will consist of the demolition of the existing mixed-use (commercial/office/retail/residential) building extending to 2 to 3 no. storeys plus set back 4th storey tank room (c. 2,118 sqm) and transmission mast, and the construction of a 5 to 7 no. storey mixed use scheme comprising: A) One retail unit at ground floor level accessed from Collins Avenue East extending to approximately 552 sqm. B) 67 build-to-rent apartments consisting of 33 no. one-bed and 34 no. two-bed units at first to sixth floor level, each with private balcony or terrace. The fifth and sixth floors will be set back. C) Residential amenity space extending to approximately 153 sqm at first floor level comprising of shared work space/media room/games room. External communal open space located at first floor level by way of podium extending to c. 561 sqm accessed from the southern elevation. D) Car parking is included at ground floor level beneath the podium comprising 24 no. spaces including 2 no. disabled spaces, 3 no. EV charging spaces and 1 no. care share space. Secure bike storage for 156 bicycles (including 36 no. visitor spaces), separate bin storage ESB sub-station and ancillary retail and residential facilities are also provided at ground floor level. E) Pedestrian and vehicle access to the proposed development will be via the existing laneway located off Collins Avenue East. Pedestrian access to the northeast elevation will be provided by 2 no. entrances on Collins Avenue East. F) The proposed development will include signage (4 no. zones providing 35 sqm of signage on the northeast elevation at ground floor level), roof plant, PV panels, green roof and all associated drainage and infrastructure works.
Core Planning Reasoning
The Inspector recommends a grant of permission, concluding that the proposed high-density Build-to-Rent residential development is consistent with national strategic policy and the Dublin City Development Plan for an inner-suburban brownfield site near a high-frequency rail hub. The design, including upper-floor setbacks and privacy screening, ensures the 7-storey building integrates into the neighborhood without causing significant injury to visual or residential amenities.
Decision Maker's Conclusion
- The principle of a high-density, 7-storey Build-to-Rent development is justified by the site's 'rail hub' location within 500 metres of Killester DART station and proximity to proposed Bus Connects corridors.
- The architectural response, specifically the use of progressive setbacks at the 5th and 6th floors and the inclusion of recessed balconies, sufficiently mitigates the transition in scale between the new building and the surrounding 2-storey residential terrace.
- Potential impacts regarding overlooking and loss of daylight/sunlight to neighboring properties, including the permitted mews development at No. 71, are within acceptable urban standards and can be further managed through specific planning conditions.
Cited Policies (CDP)
Decision Document Summary
This report assesses a proposal by Vervdev Ltd. to demolish existing mixed-use buildings (including a vacant cinema) at 63-67A Collins Avenue East and construct a 7-storey building comprising one retail unit and 67 Build-to-Rent (BTR) apartments. The site is a 0.194-hectare brownfield plot in Dublin 5, zoned Z3 (Neighborhood Facilities). Third-party appellants, including local residents and the Clontarf Golf and Bowling Club, contested the proposal on grounds of excessive height, overdevelopment...PDF Document Missing
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