WEB1481/25
The proposed development will consist of the following: Demolition of existing part 1 and 2-storey buildings including basement on site ; Construction of part 3,4, and 5 -storey residential building, containing a total of 26 No. apartments comprising of 5 No. Studio Apartments, 8 No. 1-Bed Apartments, 9 No. 2-Bed Apartments and 4 No. 3-Bed Apartments and 1no. substation at ground floor level; communal amenity spaces on the ground level, third and fourth floor level. All with associated site works, bicycle store, landscaping and services.
Core Refusal Reason
The proposed development constitutes overdevelopment of a restricted site, characterized by excessive scale, massing, and height that would result in an overbearing impact, overlooking, and overshadowing of adjacent properties, while also involving the unjustified demolition of historic building fabric that contributes to the character of the Harolds Cross urban village.
Decision Maker's Conclusion
- The development represents a material contravention of the density and height standards set out in the Dublin City Development Plan 2022-2028 and fails to meet the performance criteria required for increased height under SPPR 3 of the 2018 Building Height Guidelines.
- The proposal would seriously injure the residential amenities of neighboring properties, specifically No. 1 Shamrock Villas and 4 Kimmage Road Lower, through excessive overbearing, loss of privacy from overlooking balconies, and significant overshadowing of private amenity spaces.
- Insufficient justification was provided for the demolition of existing structures that appear on the 1847 Ordnance Survey maps, which make a positive contribution to the streetscape of an area identified as a priority for future Architectural Conservation Area (ACA) designation.
Cited Policies (CDP)
Decision Document Summary
The application proposed the demolition of a part 1 and 2-storey commercial/residential block (including McGowans Public House) and the construction of a part 3, 4, and 5-storey building containing 26 apartments on a 0.091ha corner site in Harolds Cross. The site is situated at a prominent junction opposite Harolds Cross Park, adjacent to traditional low-rise Victorian and Georgian terraces. While the Inspector acknowledged the principle of residential development is acceptable under the Z4 zoni...PDF Document Missing
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View the appeal at An Bord Pleanála