2712/21
Permission is sought for the demolition of the existing two storey building previously used as a garage and showroom and the construction of a Build to Rent residential apartment development comprising 38 no. apartments (29 no. one beds, 3 no. two beds and 6 no. studios) in a five storey (four storey with fifth floor set back) over basement apartment building. 32 no. apartment units are provided with private balconies/terraces with 6 no. apartment units provided with juliet balconies with all apartments provided with access to the shared roof terrace at fourth floor level and courtyard at ground floor level. The proposed development also provides for Build to Rent amenity facilities comprising concierge, business lounge and games room at ground floor level with TV room and meeting room at basement level. 1 no. ESB substation, switch room and bin storage are provided at ground floor level, and plant room and 62 no. bicycle spaces proposed at basement level. Permission is sought for pedestrian access to the apartment building from Harold's Cross Road and all associated engineering and site ancillary works necessary to facilitate the development.
Core Refusal Reason
The Inspector recommends granting permission because the proposed Build-to-Rent development is an appropriate infill use of a serviced site on a high-frequency public transport corridor, providing a suitable design and scale that respects neighboring amenities while meeting national apartment guidelines.
Decision Maker's Conclusion
- The proposed development, as amended by the appeal submission, provides for a suitable scale, height, and design that integrates well into the emerging urban character of Harold's Cross.
- The scheme complies with the Apartment Guidelines for Build-to-Rent developments, offering an acceptable level of residential amenity for future occupants through high-quality communal facilities and proximity to public parks.
- Concerns regarding traffic, servicing, and overspill parking are adequately addressed given the site's highly accessible location on a Quality Bus Corridor and the managed nature of the BTR model.
Cited Policies (CDP)
Decision Document Summary
The application seeks the demolition of an existing car showroom and the construction of a 5-storey Build-to-Rent (BTR) apartment building at 153-155 Harold's Cross Road, Dublin 6W. While Dublin City Council initially refused permission citing overdevelopment and traffic hazards, the Inspector highlights that the applicant submitted revised plans on appeal reducing the unit count from 38 to 35 and introducing setbacks to mitigate impact on neighbors. The site is a zoned 'Z1' infill location situ...PDF Document Missing
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