3861/24
PERMISSION For a revision to the previously granted reg. ref. 3164/23, including. Extending the application site from c.0.183ha to c. 0.190 ha, which now includes for the demolition of 11 Bass place an end of terrace 2 Storey house in addition to those previously granted permission for demolition and replacing the previously granted 3 storey, Block 2 aspect, which incorporated a gym / yoga studio, with a larger footprint 3 storey residential block providing 8 one bed apartments with balconies facing north west, west and south, and a ground floor garden / balcony to the east. Accordingly, omission of Condition 5 referring to the yoga / gym use of this block is also sought. Modifications are sought to the ground, basement, 6th floor and roof terrace of Block 1 to include the relocation of the bin store serving all blocks to the basement / lower ground (19.5sqm) together with a new backup generator room (20sqm) for the life safety systems, provision at ground floor of a gym facility facing Bass Place and a coffee / retail outlet to the south west corner facing Fenian Street, provision of an additional one bedroom apartment at ground floor facing Bass Place with a western facing balcony and relocation of the ESB Substation & switch room from the western façade at Bass Place to the eastern façade laneway, including minor layout alterations to the previously granted one bedroom ground floor apartment and eastern facing balcony on the eastern façade. Proposed minor increase to the 6th floor area (additional 12sqm) to facilitate provision of a 3 bedroom and 1 bedroom apartment in the area previously proposing two 2 bedroom apartments. Accordingly the omission of condition 4 is also sought. Minor revision to the roof terrace of Block 1 to include a cold water storage tank and ancillary plant. Modifications and minor extension at ground (7.65sqm) first floor (5.4sqm) & second floor (2.5sqm) to Block 3 together with replacement of the ground floor Bin and Bicycle store with a new 1 bedroom apartment with a south facing balcony. A new total of 82 apartments is proposed, consisting of 65 units in Block 1 (consisting of 27 one bedroom, 37 two bedroom & 1 three bedroom units) 8 one bedroom apartments in Block 2 and 9 apartments in Block 3 (consisting of 4 one bedroom, 3 two bedroom & 2 three bedroom units). Together with minor modifications to the public and communal open space areas. All at 62-64, Fenian Street, Nos. 2,3,4,9,10 & 11 Bass Place and Nos. 1-3 Sandwith Street Upper, Dublin.
Core Planning Reasoning
The Inspector recommended granting permission (reversing the appeal concerns) because the proposed revisions are consistent with the Z1 and Z2 residential zoning objectives of the Dublin City Development Plan, integrate well with the existing streetscape, and provide an acceptable level of residential amenity without significant negative impacts on the structural integrity or privacy of neighboring properties.
Decision Maker's Conclusion
- The omission of the gym/yoga studio in favor of additional residential units is acceptable given the proliferation of community infrastructure in the vicinity and the site's central location.
- The demolition of No. 11 Bass Place and the revised footprint of Block 2 provide a more coherent streetscape and a better height transition between the permitted nine-storey block and existing two-storey dwellings.
- Construction-related concerns raised by appellants are largely addressed by the conditions of the parent permission (3164/23) or fall under civil law, though new conditions for a Liaison Officer and lighting cowls are warranted.
Cited Policies (CDP)
Decision Document Summary
The proposal involves revisions to a previously permitted development (Reg. Ref. 3164/23) on a 0.1905ha site at Fenian Street and Bass Place, Dublin 2. Key modifications include the demolition of an end-of-terrace house at No. 11 Bass Place and replacing a permitted gym/yoga studio with a three-storey residential block containing 8 apartments. The site is situated in a transition zone between high-density city center structures and traditional two-storey red-brick terraces. Third-party appellant...PDF Document Missing
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