3455/24

PERMISSION For amendments to works permitted under Planning Reg Ref. 5385/22 at Nos. 173 & 174 North Strand Road, Dublin 1. The proposed amendments include: A) The reconfiguration of the internal ground floor layout in relation to the bike store, bin store and retail unit to adhere to Fire and DAC requirements. B) 1 no. proposed new additional external access door to the bike store to adhere to Fire and DAC requirements. C) The addition to a privacy screen to the ground floor (Type A:Apt 1) apartment balcony. D) A reduction of the floor to floor heights to reflect the proposed construction build up. E) A proposed additional storey comprising of 3 no. additional units. This involves the duplication of the Second floor at Third floor level and elevating the previously granted Third and Fourth floors up one level to form the proposed amended Fourth and Fifth floor levels. This proposed amendment will bring the development from 12 no. apartment units to 15 no. apartment units. F) The proposed addition of 2no. new windows at Fifth floor level. G) And all associated ground and site works

Split decision

Core Reason for the Refused Part

The refusal centers on the excessive density, inappropriate unit mix, and the negative impact of the additional storey's scale and massing on the residential amenity and daylighting of neighboring properties.

Decision Maker's Conclusion

  • The proposed additional storey results in excessive density and an inappropriate unit mix that materially contravenes national guidelines and the Dublin City Development Plan's housing strategy.
  • The scale and massing of the increased height would cause undue overbearance and diminish the visual amenities of adjoining residential properties on Seville Terrace, North Strand Road, and Aldborough Parade.
  • The development would negatively impact internal daylighting for specific neighboring properties and set an undesirable precedent that could lead to the devaluation of property in the vicinity.

Cited Policies (CDP)

Section 3.33 of the Sustainable Residential Development and Compact Settlements Guidelines for Planning Authorities (2024)Section 3.0 of Appendix 3 of the 2022-2028 Dublin City Development PlanSection 4.0 of Appendix 3 of the 2022-2028 Dublin City Development PlanSection 6.5.1 of Appendix 1 of the 2022-2028 Dublin City Development PlanSection 15.9.18 of the 2022-2028 Dublin City Development PlanSection 15.9.16.1 of the 2022-2028 Dublin City Development Plan

Decision Document Summary

The proposal sought amendments to a previously permitted development at 173 & 174 North Strand Road, Dublin 1, most notably the addition of a sixth storey to increase the residential yield from 12 to 15 units. While the local authority granted permission for minor internal reconfigurations and site works, it refused the additional floor and associated windows. The refusal was based on the determination that the increased height and density were inappropriate for the site, would result in a poor ...
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