WEB2243/25
We, Halexmain Enterprises Ltd, intend to apply for planning permission for the development at the site north and south of and including the Camac River, that includes No. 6 Kilmainham Lane and adjacent lands and the former Irish Cone and Wafer factory, Kilmainham, Dublin 8. The proposed development will consist of the following: a) Demolition of the existing two storey dwelling, two sheds and the Irish Cone and Wafer Factory; b) Construction of a 6-storey residential building (Block A) on the north part of the site, containing a total of 35 No. apartments comprising of 13No. 1-Bed Apartments, 12 No. 2-Bed Apartments, 6 No. 2-Bed Duplex Apartments, 4 No. 3-Bed Duplex Apartments, communal amenity space on fifth floor and roof level and 1no. substation at upper ground floor level; c) Construction of a 7-storey residential building (Block B) on the south part of the site that will reduce to 3-storey to Shannon Terrace side, containing a total of 30 No. apartments comprising of 19No. 1-Bed Apartments, 9 No. 2-Bed Apartments and 2 No. 2-Bed Duplex Apartments; communal amenity spaces on the ground level and third floor level; d) Construction of a pedestrian bridge over the river Camac and of a pedestrian stair located on the north-west side on Kilmainham Lane, to connect the two parts of the site. Vehicular and pedestrian access to the development will be served through Kilmainham Lane and Shannon Terrace. All with associated site works, bicycle store, bin store, landscaping, public open space, communal open space and services.
Core Refusal Reason
The proposal was refused due to significant flood risk in Flood Zone A, being premature pending the Camac River Flood Alleviation Scheme, constituting overdevelopment through excessive density and height, and failing to respect the historic character and residential amenity of the surrounding conservation area.
Decision Maker's Conclusion
- The development is premature pending the outcome of the Camac River Flood Alleviation Scheme and fails to provide adequate riparian setbacks or ecological enhancements required by Policy SI11.
- The proposal represents overdevelopment with a density of 290 uph and a height of up to 7 storeys, which would result in an unreasonable overbearing, overshadowing, and overlooking impact on neighboring properties.
- The design fails to integrate with the historic streetscape and the designated conservation area, specifically regarding the unjustified demolition of No. 6 Kilmainham Lane and the monolithic appearance of the proposed blocks.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for 65 apartments in two blocks (7 storeys) on a site spanning the Camac River in Kilmainham, Dublin 8. The site is situated in a Z1-zoned area and a designated Conservation Area near the Royal Hospital Kilmainham. The Inspector's primary arguments for refusal center on water management and urban design. The southern parcel is located within Flood Zone A, and the Inspector concludes that the proposed mitigation (under-croft storage) is insufficient and potentiall...PDF Document Missing
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