WEB2122/25
Planning permission is sought by Orbitiz Ltd. for a mixed-use residential & commercial development on land measuring approximately 0.053ha hectares at 105, 107, 109 Emmet Road, Dublin 8. This site is bounded by Pocket Park to the east, Myra Close to the north, and Kilmainham Banks apartment development to the north and west. The development will consist of: i) demolition of a) 2 no. existing 2-3 storey derelict buildings at no.’s 105 & 107 Emmet Road, and b) 1 no. 2-3 storey existing residential building at 109 Emmet Road; ii) construction of a 3-5 storey mixed-use semi-detached development comprising of 16 no. residential units over 5-storeys, (9 no. 1-bedroom, and 7 no. 2-bedroom units), and 1 no. commercial unit at ground floor level, all with balconies to east or south; iii) construction of detached single storey bin store to north of site at lower ground floor level; iv) boundary treatments; v) provision of bicycle parking; vi) landscaping, SuDS drainage and all ancillary works necessary to facilitate the development.
Core Refusal Reason
Inadequate servicing and delivery arrangements leading to traffic hazards and conflict with the permitted BusConnects scheme.
Decision Maker's Conclusion
- The lack of on-site servicing and delivery areas would result in informal set-down activity on a heavily trafficked road, creating a significant traffic hazard and obstructing pedestrians, cyclists, and bus services.
- The proposed alternative servicing arrangements on Emmet Road conflict with the approved Liffey Valley BusConnects scheme and involve lands outside the applicant's legal control.
- The original proposal to utilize Myra Close for servicing was deemed unacceptable as it would negatively impact the residential amenity of existing dwellings in that area.
Cited Policies (CDP)
Decision Document Summary
Orbitiz Ltd. proposed a mixed-use residential and commercial development at 105-109 Emmet Road, Dublin 8. Although the site was considered suitable for high-density brownfield redevelopment in principle, the application was refused due to critical failures in servicing and delivery logistics. The development failed to provide internal service areas as required by the Dublin City Development Plan, posing a risk to public safety on a major bus corridor and failing to provide a viable access soluti...PDF Document Missing
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