WEB1676/25

The development comprises the following: Demolition of the existing 2 storey commercial buildings at 8 & 8A St Mary’s Road and associated commercial shed units and structures (c. 465 sq.m). Construction of a 2 – 7 storey mixed use development, comprising a licensed supermarket at ground floor level (c. 416 sq.m), 34 no. 1 bed apartment units at 1st to 6th floor level and associated roof garden at 6th floor roof level (c. 247 sq.m). All apartment units are provided with private open space in the form of balconies. All apartment units are intended to provide housing for independent living for older residents (55 years plus). Pedestrian access points to the proposed development will be from St Mary’s Road and Drimnagh Road. The development also proposes associated secure bicycle parking and bin storage, an ESB substation, residential switch room, commercial unit switch room, generator room, sprinkler tank room, plant room, hard and soft landscaping and all other associated site works and services above and below ground on an overall site area of c. 807 sq.m.

Refused

Core Refusal Reason

The development was refused primarily due to overdevelopment in terms of scale, massing, and height, which would be visually obtrusive and provide an inappropriate transition to the surrounding context, and for inadequate car parking and servicing arrangements that would likely lead to traffic hazards and parking overspill.

Decision Maker's Conclusion

  • The proposed 7-storey height represents an abrupt and inappropriate transition from the prevailing two-storey residential context, resulting in a visually dominant and incongruous form on the streetscape.
  • The provision of zero car parking for both residential and retail uses is unjustified given the suburban location and existing significant parking pressures, posing a risk of overspill and traffic hazards.
  • The proposed servicing and delivery arrangements, specifically the loading bay located outside the applicant's redline boundary, are inadequate and have not been agreed upon with the relevant transport authorities.

Cited Policies (CDP)

Dublin City Development Plan 2022-2028Zoning Objective Z1Policy SC17 (Building Height)Policy SMT27 (Car Parking in Residential and Mixed-Use Developments)Policy QHSN47 (High Quality Neighbourhood and Community Facilities)Policy CA6 (Retrofitting and Reuse of Existing Buildings)Section 15.7.1 (Re-use of Existing Buildings)Appendix 3 (Height and Density Performance Criteria)Appendix 5 (Car and Bicycle Parking Standards)

Decision Document Summary

The proposal involves the demolition of existing 2-storey commercial buildings (a childcare facility and tyre shop) to construct a 2-7 storey mixed-use development at a corner site in Crumlin. The development includes 34 one-bedroom apartments intended for independent living for older residents and a 416sqm licensed supermarket at ground level. While the Inspector acknowledges the site's location along a Core Bus Corridor and the general push for compact growth, the application fails to meet key...
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