4332/24

The proposed conversion of permitted ground-floor communal amenity facilities into two additional apartment units would result in a significant quantitative and qualitative shortfall of residential support facilities and communal open space, leading to a substandard level of residential amenity for future occupants and constituting overdevelopment of a constrained site.

• The development results in an excessive residential density of 467.7 units per hectare, which significantly exceeds the general density ranges supported by local and national planning guidelines for this urban location.
• The loss of essential internal and external communal spaces, which were critical to the original grant of permission (ABP-310947-21) as compensatory measures, would seriously injure the residential amenities of future residents and fail to meet the standards set out in the Sustainable Urban Housing Guidelines 2023.
• The proposal fails to demonstrate that the remaining resident support facilities are appropriate to the scale and location of the BTR scheme, rendering it contrary to Policy QHSN42 of the Dublin City Development Plan 2022-2028 and the proper planning and sustainable development of the area.