2647/21
Permission for development at this site. The site is generally bound by Engine Alley to the north, by Crosstick Alley to the south, by two storey dwellings along Catherine Street to the east, and by Meath Street to the west. The proposed development will consist of the phased demolition of the existing market building (806 sqm) in line with the phased construction of a mixed use development (2,294 sqm), including a new market building at ground floor. The development ranges from one to five storey in height. The development will consist of: • The phased demolition of the existing single storey market building and all associated elements (806 sqm) to be undertaken with the phased construction of a new market building and ancillary elements at ground floor with pedestrian access off Engine Alley, Crosstick Alley and Meath Street (740 sqm); • Construction of 3 no. residential blocks containing 20 no. apartments (4 no. studio; 6 no. 1 bed; 9no. 2 bed and 1 no. 3 bed units) above the market building, with pedestrian access off Engine Alley and Crosstick Alley that will consist of: Block A bounding Engine Alley (3-5 storey) that will consist of 8 no. apartments; Block B bounding Meath Street (3-4 storey) that will consist of 2 no. apartments; and Block C bounding Crosstick Alley (3-5 storey) that will consist of 10 no. apartments. Each apartment block will also be accessed from, and include a communal courtyard at first floor level. Communal terraces are proposed at the fourth floor of Blocks A and C; with private balconies to serve each apartment on all levels. The development will also include hard and soft landscaping as well as 20 no. secure bicycle parking spaces to be accessed off Crosstick Alley; and bin store to serve the apartments; as well as all associated ancillary and site development works.
Core Planning Reasoning
The proposed development fails to comply with the Dublin City Development Plan 2022-2028 regarding apartment unit mix (exceeding the 30% limit for studio/1-beds) and fails to meet the minimum 33% dual aspect requirement mandated by both local policy and national guidelines.
Decision Maker's Conclusion
- The proposed unit mix (61% studios and 1-bedroom units) is a material deviation from the maximum 30% threshold set by the local Housing Need and Demand Assessment (HNDA) for the Liberties area.
- The scheme provides only four dual aspect units (approximately 22%), which fails to meet the minimum 33% requirement for central urban infill sites as set out in SPPR 4 of the Apartment Guidelines.
- While the physical scale, massing, and the principle of mixed-use redevelopment on this brownfield site are acceptable, the failure to provide high-quality residential standards and an appropriate unit mix necessitates a refusal.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the phased demolition of the existing single-storey Liberty Market at 71 Meath Street, Dublin 8, and the construction of a mixed-use development. The project includes a new indoor market and three residential blocks (A, B, and C) containing 18-20 apartments, with building heights ranging from 1 to 5 storeys. Situated within the Thomas Street and Environs Architectural Conservation Area (ACA), the site is an underutilised brownfield area with split Z4 and Z1 zoning. The Insp...PDF Document Missing
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