3095/24
The development will consist of the demolition of the existing two storey houses (c. 234.4sqm and c. 172.5 sqm) and associated outbuildings, and the construction of a new residential development in 2 no. new build blocks, Block A and Block B, ranging between 3 and 6 storeys in height over single basement level. The development consists of 57 no. apartments (17 no. 1 bed units and 40 no. 2 bed units) and associated residential amenity space. The overall development proposal provides for the following: - Block A (c. 3,419.16 sqm GFA) is 4 to 6 storeys over single basement level and shall consist of 36 no. apartment units (6 no. 1 bed units, 30 no. 2 bed units) with all associated balconies, roof garden of c.81.3sqm, storage and plant space. Block B (c. 1733.3 sqm GFA) is 3 to 5 storeys over single basement level and shall consist of 21 no. residential apartment units (11 no. 1 bed units and 10 no. 2 bed units) with all associated balconies, storage, and plant space. Each apartment has an associated area of private open spaces in the form of balconies/terraces. The single basement level (c. 1687 sqm GFA) provides for 38 no. car parking spaces (including 2 no. accessible spaces and 21 designated EV parking bays); 2 no. motorcycle spaces; 215 no. bicycle parking spaces;) 3 no. plant rooms, refuse and recycling storage areas; and circulation and lobby areas. The development shall also provide for the provision of vehicular and pedestrian access points off Howth Road; 20 additional bicycle parking spaces at surface level; and 1 no. ESB substation and switch-room (c. 28 sqm). The site development and infrastructural works provide for water, foul and surface water drainage, and all associated connections; all landscaping and public lighting; all boundary treatment works; internal walkways and hard landscaping; and all associated site clearance, demolition, excavation and development works. A Natura Impact Statement has been prepared in respect of the planning application.
Core Refusal Reason
The proposed development constitutes overdevelopment of the site due to its excessive height, scale, and density (159 uph), which results in an unreasonable overbearing impact, visual dominance, and injury to the residential amenities of adjoining properties, while also failing to provide adequate servicing arrangements on a heavily trafficked road and lacking sufficient ecological data regarding wintering birds.
Decision Maker's Conclusion
- The density and height are significantly at odds with the low-density, two-storey character of this stretch of Howth Road, creating an abrupt and inappropriate transition in scale that would seriously injure the visual and residential amenities of the area.
- The reliance on the public road for servicing and the lack of dedicated set-down facilities on a narrow, high-frequency bus route (H-Spine) would generate excessive servicing activity and overspill parking, endangering public safety by reason of traffic hazard.
- The absence of wintering bird surveys, given the site's proximity (18m) to the North Bull Island SPA, means the Board is precluded from granting permission under the precautionary principle, as significant effects on the European site cannot be ruled out.
Cited Policies (CDP)
Decision Document Summary
The applicant sought permission for the demolition of two detached houses and the construction of 57 apartments in two blocks ranging from 3 to 6 storeys at 796–798 Howth Road, Dublin 5. The site is located in an 'L' shaped plot on the northern side of Howth Road, characterized by a suburban, low-rise residential context directly overlooking Dublin Bay and Bull Island. While the Inspector acknowledged the national policy favoring higher densities on brownfield sites, he found that the proposed d...PDF Document Missing
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