2635/21
Planning permission is sought at Nos. 60-66 Glasnevin Hill, Dublin 9, (excluding the existing real estate unit located at ground floor level of No. 64 Glasnevin Hill). Consisting of: No. 60 (D09 DF30); No.62A (D09 CC01); No. 62B (D09 X9TR) (located at first floor level above unit Nos. 64 and 66); No. 62 (D09 PX05); and No. 66 (D09 R882) for development comprising: (i) the demolition of the existing buildings on the site comprising part single-storey, part two-storey 'Washerwoman' restaurant at No. 60 (D09 DF30) and No. 62A (D09 CC01); 2-bed apartment at No. 62B (D09 X9TR) (located at first floor level above unit Nos. 64 and 66); single-storey childcare unit at No. 62 (D09 PX05); and single-storey pizzeria unit at No. 66 (D09 R882); (ii) the construction of a 6-storey mixed-use development consisting of the following: (a) ground floor level restaurant to replace the existing Washerwoman restaurant, with access from Glasnevin Hill. A second access from the rear is also proposed serving as an emergency exit and access to refuse. The restaurant will be comprised of a seating area; kitchen; dry goods room; cold room; staff changing room; toilets; bin store and store/office. The ground floor level will also accommodate an apartment lobby; lift shaft; bike store; and refuse storage which will serve the residential units at upper floors. Access will be provided from 2 no. additional entrances to Glasnevin Hill. (b) 18 no. apartments, comprising 8 no. one-bed apartments; 9 no. two-bed apartments and 1 no. 4-bed apartments. Access to the apartments will be from Glasnevin Hill. Each apartment will be provided with an area of private open space in the form of a private balcony. The residential units will be served by 26 no. bicycle spaces and refuse storage at ground floor. (iii) The development will also include landscaping; boundary treatments; the provision of SuDS measures including a blue roof system and all ancillary works necessary to facilitate the development.
Core Refusal Reason
The proposed development was refused due to providing a substandard form of residential accommodation with poor-quality north-facing single-aspect units and inadequate separation distances, alongside a lack of car parking that would lead to haphazard overspill parking and traffic hazards in a peripheral urban location.
Decision Maker's Conclusion
- The internal layout of the proposed apartments is fundamentally flawed, featuring a high number of north-facing single-aspect units and windows with substandard separation distances that would lead to significant overlooking.
- A zero-parking provision is not justified for this specific location as it is situated in a peripheral suburban area (Parking Area 3) rather than a central city core or major public transport hub.
- While the principle of increased height and density is supported by national policy and the site's zoning, the specific qualitative design failures and transport overreliance on public realm lands necessitate a refusal.
Cited Policies (CDP)
Decision Document Summary
This report assesses a first-party appeal against Dublin City Council's decision to refuse permission for a 6-storey mixed-use development at Glasnevin Hill, comprising a restaurant and 18 apartments. The site currently hosts 'The Washerwoman' restaurant and a crèche, which would be demolished. The Inspector found that while the principle of high-density redevelopment and the proposed height of 22.5m were generally acceptable under national compact growth policies, the actual design failed to me...PDF Document Missing
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