2685/21
Permission for development of a site c.515m2 at 18 Merrion Road, Nos 1 and 2 Ballsbridge Avenue (including associated rear yards of No. 18 Merrion Road and No’s 1 & 2 Ballsbridge Avenue), Ballsbridge, Dublin 4. The development will consist of the demolition of 1st & 2nd floor rear extension to No. 18 Merrion Road (the existing ground floor restaurant at 18 Merrion Road is excluded from this application), single storey elements to rear of No. 1 and 2 Ballsbridge Avenue and ancillary single storey sheds and outbuildings in the associated rear yards (Demolitions total c.264m2) to provide for the construction of 9 no. residential units in a part 1, part 2 and part 3 storey building accessed off Ballsbridge Avenue, incorporating the existing buildings at No.1 and No. 2 Ballsbrige Avenue and linking to No. 18 Merrion Road at 1st and 2nd Floor level. There are 6 no. residential units (2no. studios, 2 no. one bed, 2 no. two bed and all with balconies/terraces) in the new building and 3 residential units (2 no. one beds at 1st and 2nd floor of No. 18 Merrion Road and 1 no. 1 bed in No.2 Ballsbridge Avenue) in existing buildings. No. 1 Ballsbridge Avenue is to remain as is existing in office use at ground floor level, with refurbished interior. The development includes the provision of 16 bicycle parking spaces within the scheme, new bin storage area at ground floor level on Ballsbridge Avenue, and all landscaping, plant, boundary treatment, site development works and site services above and below ground.
Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the proposed development constitutes an acceptable quantum of high-density infill development in a highly accessible urban location. The proposal is deemed consistent with the National Planning Framework's objectives for compact growth and the Dublin City Development Plan 2022-2028, provided that Unit 3 is omitted to protect the residential amenity of adjacent properties from overbearing impacts.
Decision Maker's Conclusion
- The proposed development is consistent with national and local planning policies promoting compact urban growth and the sustainable intensification of underutilised brownfield sites in well-serviced areas.
- The omission of Unit 3 is necessary to mitigate significant overbearing and overlooking impacts on the residents of No. 3 Ballsbridge Avenue, thereby maintaining an acceptable standard of residential amenity.
- The inclusion of a communal roof terrace is supported as a vital amenity for future residents, provided it is fitted with opaque glazing to prevent undue overlooking of neighboring private open spaces.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of existing rear extensions and outbuildings at 18 Merrion Road and 1-2 Ballsbridge Avenue to facilitate the construction of a part 1/2/3 storey residential building. Originally proposed as 9 units (studios, 1-bed, and 2-beds), the scheme was assessed following a first-party appeal by the applicant against a DCC condition and a third-party appeal from local residents. The site is a prominent corner location in Ballsbridge Village, partly zoned for 'Key Urban ...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
Search for case on ABP