SD24A/0221W
Demolition of the existing building on site and the construction of a 5-storey over partial basement, mixed-use development comprising a gastro pub/restaurant, 2 no. retail units, associated bin stores, bike stores, 1 no. ESB sub-station, all at ground floor level; a small plant room at basement level; a total of 43 no. apartments (17 no. 1 beds, 13 no. 2 beds and 13 no. 3 beds) on the upper floors, all provided with private balconies/terraces; communal roof gardens; car parking; bicycle parking; landscaping and upgrades to public realm including upgrades to existing pedestrian crossing on Kennelsfort Road Upper; and all associated engineering and site works necessary to facilitate the development.
Core Planning Reasoning
The Inspector recommended a grant of permission, concluding that the proposed development, situated on an infill brownfield site within a District Centre, appropriately supports compact growth objectives, provides a suitable residential density (162 uph), and successfully addresses previous reasons for refusal regarding vehicular circulation and residential amenity.
Decision Maker's Conclusion
- The proposed mixed-use development is acceptable in principle at this location and is consistent with the 'District Centre' (DC) zoning objective and the South Dublin County Development Plan's core strategy for compact growth.
- The applicant has successfully addressed the Board's previous reasons for refusal (ABP-313828-22) by reconfiguring the car park layout to maintain existing traffic flow and by redesigning apartment units to eliminate substandard north-facing single-aspect dwellings.
- The five-storey building height, while significantly taller than the immediate two-storey context, is considered contextually appropriate due to its stepped design, high-quality finishes, and separation distances that safeguard the residential amenity of adjacent properties.