4278/24
The proposed development will consist of the demolition of 2 no. single storey existing bungalow dwellings on the site (c.203.3 sq.m. GFA total) and the construction of a new apartment building ranging in height from 5-6 storeys comprising of 32 no. 'Housing for Older People' one bedroom apartment units. The development also proposes c.578 sq.m of communal amenity space (c.555 sq.m landscaped communal open space and c.23 sq.m internal communal amenity area), photovoltaic panels at roof level, balconies/terraces associated with individual apartment units, secure bicycle parking serving the apartments (32 no. spaces), bicycle parking for visitors (16 no spaces), surface level car parking (9 no. spaces 1 no. of which is a mobility-impaired car parking space), bin storage, ESB substation and switch room, boundary treatments, hard and soft landscaping and all other associated site works above and below ground on an overall site area of c.1,910 sq.m. Vehicular and pedestrian access to the development is proposed from new access points along Malahide Road.
Core Planning Reasoning
The Inspector recommended upholding the Planning Authority's condition to reduce the building height from six to five storeys to ensure an appropriate transition in scale between the new development and the adjacent single-storey residential cottages, thereby protecting visual and residential amenity.
Decision Maker's Conclusion
- The proposed density of 168 units per hectare and a height of six storeys significantly exceed the indicative standards (60-120 uph and 3-4 storeys) set out in the Development Plan for this outer city suburban location.
- A building height of six storeys results in an abrupt transition in scale and an unfavorable height-to-width ratio relative to the adjacent low-rise residential dwellings and the existing street tree canopy.
- A reduction by one floor to a maximum of five storeys (resulting in 26 units) provides a more sensitive and appropriate transition of scale while still achieving a sustainable intensification of use on the site.
Cited Policies (CDP)
Decision Document Summary
This report assesses a first-party appeal by Focus Housing Association CLG against Condition No. 2 of a grant of permission, which required the reduction of a proposed 32-unit 'Housing for Older People' apartment scheme from six storeys to five storeys. The 0.191ha site at 5-6 Malahide Road contains two bungalows and is located in an area transitioning from industrial and low-density residential use to more compact urban development. While the Inspector acknowledges the site's proximity to publi...PDF Document Missing
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