2683/21
Permission for development at a site (c.039Ha) at Glenavon House, 46 Ballymun Road, Glasnevin, Dublin 9. The subject site is generally bounded to the west by Ballymun Road and Clonmore Court apartments, to the north by Glenavon Court and Hillcrest Court apartments, to the east by the rear gardens of houses on St. Mobhi Road, and to the south by Mobhi Court apartments and houses at The Haven. The development will consist of the construction of a 5 to 6 storey apartment building (total GFA c.5,330 sqm excluding car park), partially over basement, accommodating 52 no. residential units (13 no. 1-bed apartments, 9 no. 2-bed apartments, 17 no. 2-bed duplex apartments, 8 no. 3-bed apartments and 5 no. 3-bed duplex apartments), all with private balconies on the east or west elevation. And, all associated and ancillary site development, landscaping and boundary treatment works, including: Demolition of existing habitable house and ancillary outbuildings. Modification of existing vehicular and pedestrian site entrance to Ballymun Road. 1 no. car share space at surface level. 37 no. car parking spaces at basement. 80 no. bicycle parking spaces. ESB substation and switch room. Solar panels and green roof.
Core Planning Reasoning
The Inspector recommended granting permission (reversing restrictive conditions) on the basis that the proposal provides an acceptable quantum and quality of residential development in an accessible urban location, aligns with national and local policies for compact growth and densification, and manages to mitigate impacts on surrounding residential amenities through design revisions and setbacks.
Decision Maker's Conclusion
- The demolition of the existing dwelling is acceptable as it lacks statutory protection and its replacement with a high-density, energy-efficient scheme better serves sustainability and compact growth objectives.
- The proposed building height of 4 to 6 storeys is considered appropriate for the site's context near high-frequency public transport corridors and does not constitute a material contravention of the current Development Plan.
- Potential adverse impacts on neighboring properties, specifically regarding overlooking and overshadowing at Mobhi Court and Hillcrest Court, are mitigated by the site's topography, building setbacks, and the retention of key perimeter screening.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for the demolition of 'Glenavon House' and the construction of a 4 to 6-storey apartment building (revised to 44 units) on a 0.39 ha backland site in Glasnevin, Dublin 9. The site is characterized by significant tree cover and is situated in a predominantly residential area near major planned transport infrastructure (BusConnects and Metrolink). The Planning Authority initially granted permission but included a condition (no. 21) requiring the omission of the fou...PDF Document Missing
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