3024/24
A proposed residential development of 45 aged living apartment units, designed to the requirements of Fold Housing Association, comprising two apartment blocks ranging in height from 4-6 storeys at 144 Harmonstown Road, Harmonstown, Dublin 5. The proposed development will comprise of: (a) the demolition of the existing 2 storey detached building; (b) construction of 45 apartments in 2 blocks as follows - Block A, a 4-storey building consisting of 15 one bedroom apartments with balconies to the northern elevation facing Harmonstown Road, a communal room at ground floor level, and communal roof terrace at 4 th floor level; Block B, a 6-storey building consisting of 30 no. 1- bedroom apartments with balconies to the southern elevation facing the railway line; Both blocks A & B will be linked by a 6 storey communal stair and lift core with store rooms, which forms the main entrance with entrance canopy over. This stair and lift core will provide the access to the external apartment walkways at first to fifth floor levels; (c) brick wall enclosed open air bin store (d) landscaping and communal open space and boundary treatment; (e) provision of 10 car parking spaces, 3 no. mobility scooter parking spaces, and 10 no. bicycle parking spaces all at surface level; (f) plant; (g) and all ancillary site development works necessary to facilitate the development, including new vehicular access and egress from Harmonstown Road.
Core Refusal Reason
The proposed development was refused due to excessive scale and poor design quality, which would result in a visually dominant structure and substandard residential amenity for future occupants.
Decision Maker's Conclusion
- The form, bulk, and height of the development are overly dominant and visually incongruous, failing to demonstrate an appropriate design response to the site or comply with the city's Height Strategy.
- The proposal represents overdevelopment, providing poor-quality communal open space with inadequate daylight and sunlight, alongside fragmented and convoluted access for assisted living residents.
- The internal layout offers a substandard level of accommodation due to poor aspect, north-facing living areas, and the restrictive proximity of structural cores to residential windows.
Cited Policies (CDP)
Decision Document Summary
The application proposed a residential development of 45 aged living apartment units at 144 Harmonstown Road, Dublin 5. Dublin City Council refused permission on the grounds that the project's scale and massing would be visually intrusive and detrimental to the local character. Additionally, the authority determined that the scheme provided inadequate residential amenity, citing poor daylight performance in the central courtyard and internal units, as well as a failure to meet specific Developme...PDF Document Missing
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