SD23A/0315
(i) demolition of existing vacant single storey structure on-site (75 sq.m) and associated garage structure to the rear of this (127 sq.m); (ii) construction of a mixed-use development comprising 1 no. commercial/retail unit at ground floor level (160 sq.m) and 12 no. residential units (6 no. one-bedroom units, 3 no. two-bedroom units and 3 no. three-bedroom units) at upper floor levels in a four-storey building. Each apartment will be provided with private amenity space in the form of a balcony/terrace space and communal open space will be provided at ground and roof levels. A total of 42 no. internal bicycle parking spaces are proposed to serve the development as well as 6 no. car parking spaces (including 1 no. accessible parking space) at surface level. The proposed development also includes (iii) all associated site and infrastructural works, including foul and surface water drainage, landscaping, boundary treatments, plant room, site lighting, bin storage and signage necessary to facilitate the development.
Core Refusal Reason
The proposed development constitutes overdevelopment of a constrained site, resulting in substandard car and cycle parking, unsafe access arrangements, and inadequate servicing for the commercial unit.
Decision Maker's Conclusion
- The development represents overdevelopment of the site as it fails to provide sufficient residential car parking, safe pedestrian/cyclist access, and adequate loading/unloading space for the retail unit.
- The proposed site layout and building design are unsatisfactory, specifically regarding the lack of active frontage to Old Lucan Road, poor visual integration with the village context, and substandard parking bay dimensions that hinder safe manoeuvrability.
- The applicant failed to demonstrate compliance with the South Dublin County Development Plan 2022-2028 and national apartment guidelines, particularly concerning public open space provision and road safety standards.