WEB2588/24

We, B&BCOCO Ltd., intend to apply for planning permission for development at the site, Oscar House, 309A Galtymore Road, Drimnagh, Dublin 12. The proposed development consists of the following: The demolition of the existing 2-storey residential building and the Construction of a new proposed 4 & 6 storey residential apartment block consisting of 26 apartments (1 no. Studio apartment, 8 no. 1 bed apartments, 12 no. 2 bed apartments, and 5 no. 3 bed apartments). All with associated private open space, communal open space, landscaping, bike storage, bin storage, and other necessary site works.

Refused

Core Refusal Reason

The proposed development constitutes overdevelopment of a constrained backland site, resulting in significant overbearing and overlooking impacts on existing properties and failing to demonstrate that a car-free scheme is suitable given the substandard site access and potential for traffic hazards.

Decision Maker's Conclusion

  • The 6-storey height and scale represent an abrupt and visually obtrusive transition from the existing 2-storey character, causing significant injury to the residential amenities of neighboring properties.
  • The proposal represents a piecemeal and fragmented development of SDRA 9 lands that fails to align with the coordinated urban structure envisaged in the Development Plan.
  • The car-free strategy and substandard access arrangements would likely result in overspill parking on congested local roads and endanger public safety by way of traffic hazards.

Cited Policies (CDP)

Zoning Objective Z1SDRA 9 (Emmet Road)Section 14.6 (Transitional Zonal Areas)Appendix 5, Section 4 (Car Parking)Policy SMT27Policy SMT24Section 15.8.8 (Play Space Standards)Section 15.13.4 (Backland Housing)Policy SC8Policy SC10Policy SC11Policy SC14Policy SC16Section 15.9.8Section 15.9.14 (Building Lifecycle Report)

Decision Document Summary

The application proposed the demolition of an existing building at Oscar House, Drimnagh, to construct a 26-unit residential block ranging from 4 to 6 storeys. While the site is located within Strategic Development Regeneration Area 9 (SDRA 9), the Inspector found the 0.107ha backland site too constrained for the proposed intensity. The key arguments for refusal centered on the 'abrupt transition' in scale, with the new block situated as close as 1.57m from the boundaries of modest two-storey te...
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