WEB2653/24

PROTECTED STRUCTURE: We, Greenspace Homes Limited, intend to apply for permission for development at this site at Blackhorse Avenue, Dublin 7. The site bounds the wall of the Phoenix Park, which is a Protected Structure (Ref. 6781). The development will consist of modifications to planning permission granted under Ref. 3705/20 (ABP Ref. 311000-21). Modifications will include an additional floor providing 6 no. units consisting of 2 no. 1-bed apartments and 4 no. 2-bed apartments and all associated adjustments to the elevations and Sections.

Granted

Core Planning Reasoning

The Inspector recommended granting permission on the basis that the proposed addition of a fifth storey represents an efficient use of an underutilised brownfield site in an accessible urban location, aligning with national and local policies for compact growth without causing significant injury to the residential or visual amenities of the area or the setting of the Phoenix Park.

Decision Maker's Conclusion

  • The site is appropriately classified as a 'city urban neighbourhood' where densities in the range of 50-250dph are supported by the 2024 Compact Settlements Guidelines and the current Development Plan.
  • The visual impact of the additional 3.25m height is considered marginal and acceptable within the context of the permitted four-storey baseline, and it does not adversely affect the special character, setting, or security of the Phoenix Park.
  • Adequate separation distances are maintained (exceeding 24m to houses across Blackhorse Avenue and 12.5m to Park Crescent House) to ensure no significant negative impact on residential amenities regarding overlooking or overbearance.

Cited Policies (CDP)

Z1 Sustainable Residential NeighbourhoodsZ9 Amenity / Open Space Lands / Green NetworkSection 14.6 (Transitional zone areas)Policy SC8 (Development of inner suburbs)Policy SC10 (Appropriate densities)Policy SC11 (Compact growth)Policy SC16 (Increased height)Policy QHSN6 (Residential consolidation)Policy QHSN10 (Sustainable densities)Policy QHSN36 (High-quality apartments)Policy SMT27 (Sustainable car parking)Policy GI26 (Financial contribution in lieu of open space)Policy GIO27 (Phoenix Park Management Plan)Policy BHA2 (Protection of RPS structures)Policy BHA9 (Conservation Areas)Table 2-8 (Core Strategy)Section 4.5.2 (Approach to Inner Suburbs)Section 15.5.2 (Infill Development)Section 15.8 (Residential Development)Section 15.9 (Apartment Standards)

Decision Document Summary

The proposal involves modifications to a previously permitted apartment development (ABP-311000-21) to add a fifth storey, resulting in 25 units total (9x 1-bed and 16x 2-bed) on a 0.13ha brownfield site known as 'The Pallet Yard' on Blackhorse Avenue, Dublin 7. The site occupies a sensitive transitional location, directly abutting the perimeter wall of the Phoenix Park, which is a Protected Structure and a Conservation Area. While third-party appellants and the Council's Conservation Officer ra...
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