WEB2260/24

The site is within the Crumlin Village Architectural Conservation Area. The proposed development comprises the following: Demolition of the existing 1 storey Delivery Service Unit building and associated outbuildings on the site and removal of the existing site boundary wall along Windmill Road (c.918. 8sq.m). Construction of a 3-5 storey residential development comprising 53 no. 1 bed apartment units in a single block ranging in size from c.50.1 sq.m to c.53.1 sq.m. All apartments are provided with associated private open space balconies/ terraces. All units are intended to provide housing for independent living for older residents (60 years plus). Pedestrian access and egress to the development will be from St Agnes Road. The development also proposes c. 812sq.m of communal amenity open space as a landscaped garden at ground floor level (c.586.5 sq.m) and a landscaped terrace area at the roof of 2nd floor level (225.5 sq.m), a community room (c.93.4 sq.m), office room (c.11.5 sq.m), kitchenette (4 sq.m) and toilet (c.9 sq.m), associated secure bicycle and bin storage, relocation of existing ESB network kiosk and provision of a single ESB substation, switch room, water break tank room, hard and soft landscaping and all other associated site works and services above and below ground on an overall site area of c. 1784 sq.m.

Granted

Core Planning Reasoning

The Inspector recommended a grant of permission, concluding that the development is acceptable in principle on Z4 zoned lands and represents a justified intensification of a brownfield site, provided the fifth storey is omitted to protect the visual amenities of the Crumlin Village Architectural Conservation Area.

Decision Maker's Conclusion

  • The demolition of the existing utilitarian delivery unit is justified as it provides a neutral contribution to the ACA and its retention would hinder the sustainable consolidation of the urban village.
  • The proposed density and zero-parking provision are appropriate given the site's central location, accessibility to public transport, and the specific housing tenure for older residents.
  • The fifth storey (fourth floor) must be omitted via condition as it appears top-heavy and fails to provide an appropriate transition in scale to the established two-storey character of Windmill Park and the Crumlin Village streetscape.

Cited Policies (CDP)

Zoning Objective Z4Zoning Objective Z1Policy CA6 (Retrofitting and reuse)Policy SC10 (Urban Density)Policy SC11 (Compact Growth)Policy SC14 (Building Height Strategy)Policy SC16 (Building Height Locations)Policy QHSN23 (Independent living for older people)Policy BHA7 (Architectural Conservation Areas)Policy BHA8 (Demolition in the ACA)Section 14.6 (Transitional Zones)Section 15.5.5 (Density)Appendix 3 (Achieving Sustainable Growth)

Decision Document Summary

The proposal involves the demolition of a 1950s single-storey sorting office and the construction of a residential block for older residents' independent living in Crumlin Village, Dublin 12. Initially proposed at 53 units, the scheme was amended to 49 units during the further information stage. The site occupies a prominent corner in a transitional zone and an Architectural Conservation Area (ACA). Key arguments centered on building height and heritage impact; while the Inspector supported the ...
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