2215/21
Permission is sought for development comprising: (i) the demolition of the existing single storey building (389sq.m) which extends from Usher's Island to Island Street; (ii) the construction of a part-six. part-eight storey mixed-use development, consisting of the following uses: (a) 16 no. apartment, comprising of 5 no. studio apartments; 5 no. one-bed apartments and 6 no. two bed apartments. Each apartment is provided with a private amenity space in the form of a balcony and has access to communal amenity spaces. Access to the apartments is from Island Street and Usher's Island; and (b) 71sq.m of commercial (coffee shop) space at ground floor level with access from Usher's Island. The building is six-storey towards Usher's Island and eight-storey towards Island Street; (iii) The development features 28 no. bicycle parking spaces; 16 no. storage lockers; plant room; refuse storage; services; switch room; and an ESB substation (all at ground floor level); (iv) Permission is also sought for landscaping; drainage; and all ancillary works necessary to facilitate the development.
Core Refusal Reason
The proposed development is refused due to its excessive height, scale, and design on a restricted narrow infill site, which would be visually incongruous within the Liffey Quays Conservation Area and cause unacceptable overshadowing to neighboring properties.
Decision Maker's Conclusion
- The height and scale of the proposed structures, especially the prominent stair/lift core, would be detrimental to the visual amenities and character of the Liffey Quays Conservation Area.
- The design approach for the Island Street frontage is considered substandard as it fails to provide an active street level presence, contrary to the urban design principles of SDRA 16.
- The bulky central circulation structure would result in unacceptable overshadowing of adjoining properties and would negatively impact the development potential of neighboring sites.