Core Refusal Reason
The Inspector recommends granting permission, overturning the Planning Authority's initial refusal which cited concerns over residential tenure standards, excessive building height, traffic safety at the ramped access, and impacts on adjacent residential amenities.
Decision Maker's Conclusion
- The proposed development constitutes a valid commercial aparthotel use rather than a residential apartment scheme, and therefore should not be assessed against residential standards for room sizes and open space.
- The increased height of nine storeys, while exceeding the local framework plan limit of six, is justified by the site's proximity to the LUAS line and is consistent with national guidelines on compact urban growth.
- The proposed one-way shuttle system and traffic management measures for the basement car park are sufficient to prevent traffic hazards and obstruction on Ballymoss Road.
Cited Policies (CDP)
Objective MOCAppendix 5: Building Height StrategyPolicy Objective BHS 1Policy Objective BHS 2Appendix 16: Sandyford Urban Framework Plan 2022-2028Policy SUFP 3Policy UD1Table 13.1.18Table 5.1Objective MC5Objective MC4SLO 50
Decision Document Summary
The proposal seeks to demolish a two-storey building at Grafton House, Sandyford, to construct a nine-storey aparthotel consisting of 124 suites. The site is located in the Sandyford Business District, approximately 100m from the Stillorgan LUAS stop. The Planning Authority originally refused the application on four grounds: lack of residential amenity, negative impact on neighboring daylight, traffic safety concerns regarding the ramped access, and non-compliance with the 6-storey height limit ...SOURCE PDFOpen Original
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