Core Refusal Reason
While the Planning Authority refused permission due to concerns over parking deficiency and traffic hazards, the Inspector recommends granting permission as the reduced parking provision (133 spaces) is considered sufficient given the site's high accessibility to the N11 Quality Bus Corridor and compliance with national guidelines for apartment developments.
Decision Maker's Conclusion
- The reduction of residential car parking to a one-to-one ratio per apartment is appropriate and acceptable under the Sustainable Urban Housing: Design Standards for New Apartments Guidelines (2020) for accessible urban locations.
- The omission of the lower basement level and the reduction of commercial parking spaces to 25 will not significantly impact local traffic safety or lead to unmanageable overspill parking, as the site is well-served by public transport and footpaths.
- The proposed development is consistent with the 'Neighbourhood Centre' zoning objective and the principles of sustainable travel, provided that conditions regarding mobility management and cycle parking are strictly implemented.
Cited Policies (CDP)
Objective NC (Neighbourhood Centre)Table 8.2.4 (Car Parking Standards)Section 8.2.4.5 (Reduced Car Parking Standards)Table 8.3.6 (Land Use Zoning)Section 8.2.4.12 (Electrical Vehicle Charging)
Decision Document Summary
The proposal involves amendments to previously permitted developments at the former Flanagans and Union Café sites in Mount Merrion, Co. Dublin. The primary change is the omission of an approved lower level of basement car parking (59 spaces), resulting in a total of 133 spaces to serve 98 apartments and 1,166 sq m of public house/restaurant space. The Planning Authority (DLRCC) refused the application, arguing that the reduction would cause traffic hazards and overspill parking on residential r...SOURCE PDFOpen Original
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