2569/21
A Site at Beaumont Road / Beaumont Grove / Grace Park Court / Ellenfield Road, Beaumont, Dublin 9. The site includes No. 72 Beaumont Road (D09 YD32) and lands to the rear and adjacent to No. 72 Beaumont Road including the property known as ‘Beaumont Drive In’ (D09 XR63). The proposed development consists of the demolition and clearance of all buildings and structures on site and the construction of two apartment buildings with balconies (Buildings A and B) to contain a total of 99no. apartments. Building A will contain 58no. apartments and will range in height from 3 storeys to 8 storeys. Building B will range in height from 3 storeys to 6 storeys and will contain 41 no. apartments. The overall development will comprise a mix of 66no. 1-bed, 30no. 2-bed and 3no.3-bed apartments and will be operated as a Build to Rent development with residential amenity rooms and communal open space including a podium garden. The development proposed provides for the creation of a non-vehicular link (pedestrian / cycle only link) through the application site from Beaumont Road/Grace Park Court to Ellenfield Road requiring the demolition of part of an existing boundary wall at the southern end of Ellenfield Road (adjacent Nos 9 and 23B Ellenfield Road). Vehicular access to the site will be via Grace Park Court and on-site car parking will be provided by way of a semi-basement car park to the rear of Building B. This planning application includes for signage for the development, the undergrounding of existing overhead lines, a car parking space on Grace Park Court on the public highway intended for use by Go car or similar operator, public and communal open space, roof terrace at second floor of Building A, landscaping, public lighting, an ESB sub-station and all associated site development works and boundary treatments. A Natura Impact Statement will accompany this planning application.
Core Refusal Reason
The Planning Authority's original refusal was based on excessive height and poor residential amenity, but the Inspector recommended a grant of permission, concluding that the site's 'Central and Accessible' location justifies high-density development, provided the height of Block A is reduced to six storeys to mitigate visual impact on the surrounding low-rise context.
Decision Maker's Conclusion
- The proposed development at a density of 171 units per hectare is appropriate for this strategic location within the Dublin metropolitan area, aligning with national policies for compact urban growth and the efficient use of serviced land.
- A material contravention of the Development Plan height limits is justified under Ministerial Guidelines (SPPR3), though a reduction of Block A from eight to six storeys is necessary to ensure the building does not unduly dominate the established low-rise residential character.
- Revised proposals for communal open space and updated daylight assessments demonstrate that the scheme will provide an acceptable level of amenity for future occupants without significantly injuring the privacy or lighting of neighboring properties.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for the demolition of existing buildings and the construction of 99 'build-to-rent' apartments across two blocks (A and B) on a 0.58ha site in Beaumont, Dublin 9. While the Planning Authority refused the scheme due to concerns over excessive scale and massing, the Inspector argues that the site qualifies as a 'Central and Accessible Urban Location' due to its proximity to high-frequency bus routes and major employment centers like Beaumont Hospital. The Inspector...PDF Document Missing
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