3193/24

Demolition of existing dis-used storage unit & Construction of a new seven storey building, including penthouse to accommodate 11 no. 2 bed apartments with balconies/ penthouse roof terrace, ESB sub station, Bin Stores, Bulk Storage, Bike Store, Tank room all at ground floor level, Revised landscaping layout to provide car parking, with associated external site works.

Refused

Core Refusal Reason

The proposal represents overdevelopment of a constrained site, providing substandard residential amenity and failing to provide adequate technical information regarding flood risk, traffic, and environmental impact on Natura 2000 sites.

Decision Maker's Conclusion

  • The development exceeds density limits and provides substandard internal living conditions, including inadequate room widths, storage, and communal open space.
  • The constrained site layout results in significant overlooking and overbearing impacts on neighboring properties, alongside insufficient evidence of adequate daylight and sunlight.
  • Insufficient information was submitted to assess risks related to traffic safety, surface water management, and potential adverse effects on the Tolka River and North Bay SAC/SPA.

Cited Policies (CDP)

Table 3.1 of the Sustainable and Compact Settlements Guidelines 2024Dublin City Development Plan 2022-2028Sustainable Urban Housing 2022Quality Housing for Sustainable Communities 2007Appropriate Assessment of Plans and Projects in Ireland, Guidance for Planning Authorities, 2009

Decision Document Summary

The proposal involved the demolition of a disused storage unit and the construction of a seven-story building at The Tower Site, Richmond Road, Drumcondra, Dublin 3. Dublin City Council refused permission because the project constituted overdevelopment with a density of 277 dwellings per hectare, far exceeding the Sustainable and Compact Settlements Guidelines. The decision also cited poor residential amenity due to substandard room sizes and lack of open space, potential negative impacts on adj...
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