Core Planning Reasoning
The proposal was refused due to an overly dominant residential component that undermines the vitality of the 'Neighbourhood Centre' zoning, excessive height and massing that is visually discordant with the surrounding low-rise context, a material contravention of the 30% cap on roof gardens for communal open space, and the failure to provide a required childcare facility.
Decision Maker's Conclusion
- The proposed development fails to provide a coordinated and balanced mix of uses appropriate for a 'Neighbourhood Centre' (NC) zoning, resulting in a residential-led scheme that could stifle the future commercial viability and community function of the site.
- The 9-storey scale and massing fail the performance-based criteria of the Building Height Strategy, as the block is deemed visually overbearing and injurious to the character of the receiving suburban area and views toward the Dublin Mountains.
- The scheme provides substandard residential amenity, specifically through the omission of public open space and an over-reliance on roof gardens (representing 94% of communal space), which constitutes a material contravention of Section 12.8.3.4 of the County Development Plan.
Cited Policies (CDP)
Policy Objective PHP6Policy Objective PHP18Policy Objective PHP20Policy Objective PHP42Policy Objective MFC1Policy Objective MFC3Policy Objective RET7Section 12.3.3.1Section 12.6.1Section 12.8.3Section 12.8.3.4Section 12.8.5.1Section 13.1.2Appendix 5: Building Height Strategy
Decision Document Summary
Westleton Limited proposed a mixed-use development at the Balally Shopping Centre, Sandyford, comprising 100 apartments and two small retail units in a block ranging from 1 to 9 storeys. The 0.983ha brownfield site is situated in a predominantly low-rise residential area and had a previous refusal for 165 units (ABP-317996-23). While the Planning Authority initially granted permission subject to the removal of two floors, the Inspector recommended total refusal. The Inspector argued that the 83%...SOURCE PDFOpen Original
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