Core Planning Reasoning
The Inspector recommended granting permission (reversing a previous refusal on the site) as the high-density residential development is consistent with national policy for locations near high-capacity public transport (Luas). The revised design successfully addresses previous concerns regarding flood risk through a Stage 3 SSFRA and provides an appropriate architectural transition that protects the residential amenities of adjacent single-storey cottages.
Decision Maker's Conclusion
- The proposed density of 100 dph is appropriate for this serviced brownfield site situated within 500m of high-frequency Luas stops, aligning with the Compact Settlement Guidelines 2024.
- The 4-to-5 storey height and revised massing represent a significant improvement over the previously refused scheme, providing adequate setbacks and obscure glazing to prevent undue overlooking or overshadowing of neighboring properties.
- A comprehensive Site-Specific Flood Risk Assessment (SSFRA) and hydraulic modeling confirm the site is entirely within Flood Zone C and that the development will not result in adverse hydrological impacts on the surrounding area.
Cited Policies (CDP)
Objective A (Zoning)Policy Objective PHP18 (Residential Density)Policy Objective PHP20 (Protection of Existing Residential Amenity)Policy Objective PHP27 (Housing Mix)Policy Objective PHP42 (Building Design & Height)CDP Appendix 5 (Building Heights Strategy)Policy Objective BHS 1 (Increased Height)Section 12.3.3.1 (Residential Size and Mix)Section 12.4.5.2 (Application of Parking Standards)Section 12.8.7.1 (Separation Distances)Policy Objective GIB18 (Protection of Natural Heritage)Policy Objective HER2 (Archaeological Material)Policy BELAP SI10 (Flood Risk Assessment)Policy BELAP RES5 (Building Height by Scheme)
Decision Document Summary
The proposal seeks to demolish existing light-industrial and residential structures at 133 and 152 Ballyogan Road to construct 49 apartments in two blocks ranging from 4 to 5 storeys. The 0.53ha brownfield site is located in an expanding suburban area characterized by a mix of older single-storey cottages and newer warehouse-style buildings. The Inspector argued that the site's proximity to the Luas Green Line justifies an urban-scale density of 100 dph. Key arguments focused on overcoming a pre...SOURCE PDFOpen Original
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