2782/21
Planning permission is sought for development comprising: i. The demolition of the existing two storey building (licensed public house and ancillary off-licence) and infill of existing basement. ii. The construction of a part 4, 6, 7 and 8-storey mixed-use development consisting of the following uses: (A) 52 no. apartments, comprising of 23 no. one-bed apartments and 29 no. two-bed apartments (access from Bunting Road). Each unit will have access to private amenity space via a balcony/terrace and 381.6 sqm of external communal amenity space is provided at 4th and 6th floor levels; (B) 3 no. retail units at ground floor totalling 177.9 sqm (access from Walkinstown Road and Bunting Road); (C) 383.8 sqm public house at ground floor (access from Walkinstown Road, Cromwellsfort Road and Bunting Road). The development features bicycle spaces (99 spaces located internally at ground floor level including 1 accessible space and 2 cargo bicycle spaces and 39 visitor spaces located externally); a refuse storage, a plant room and an ESB substation (all located at ground floor); landscaping and all associated site development works.
Core Refusal Reason
The proposed development would materially contravene the 16-metre building height limit set for the 'Outer City' in the Dublin City Development Plan 2016-2022, and the applicant failed to provide sufficient information or assessment to demonstrate that the proposal would not unacceptably obstruct strategic telecommunication channels at the adjoining exchange site, as required by SPPR 3(A) of the Building Height Guidelines.
Decision Maker's Conclusion
- The principle of a high-density, mixed-use redevelopment on this prominent Z3-zoned site is acceptable and aligns with national 'compact growth' policies.
- The proposed 'car-free' approach and the overall quality of residential amenity provided within the scheme are considered acceptable given the site's accessibility and urban context.
- Permission must be refused because the applicant failed to demonstrate that the increased building height would not have a significant and unacceptable impact on the operation of strategic telecommunications infrastructure, thus failing to justify a material contravention of the Development Plan.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks the demolition of the Kestrel House public house and the construction of a mixed-use development featuring 52 apartments (with an alternative 42-unit option), retail units, and a replacement public house at the Walkinstown Roundabout, Dublin 12. The site is a constrained, prominent corner location adjoining an Eircom telecommunications exchange. While the Planning Authority refused permission on grounds of height, parking, and amenity, the Inspector found many aspects of the d...PDF Document Missing
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