5052/23
The development will consist of : (a) the demolition of the existing single storey light industrial buildings on the site, (b) the construction of 6 no. three storey, 2 bedroom, terraced townhouses to the rear of the site inclusive of all, roof terraces, roof lights, drainage, bicycle spaces and associated site works, (c) the construction of a semi-basement single storey building to the front of the site, comprising shared bin stores, storage and garage with 3 no. car lifts, to accommodate 6 no. cars, with a shared terrace over at first floor level, (d) the widening of the existing vehicular access to St. Joseph's Avenue along with pedestrian and bicycle access onto St. Joseph's via the adjoining mews lane. On completion the development will comprise 6 no. dwelling units, car spaces and bicycle spaces respectively.
Core Refusal Reason
The Inspector recommended granting permission, reversing the Planning Authority's refusal, on the basis that revised proposals satisfactorily addressed traffic safety, emergency vehicle access, and residential amenity (daylight) standards for an urban infill site.
Decision Maker's Conclusion
- The revised design, including a 5.6-metre setback and improved car parking/access arrangements, sufficiently mitigates previous concerns regarding traffic hazard and emergency vehicle access.
- Updated daylight and overshadowing analysis confirms that the proposed dwellings will achieve a high level of residential amenity and sunlight penetration, complying with current technical standards.
- The development represents an appropriate use of an underutilised brownfield site within a Z1 residential zone, contributing to compact growth without resulting in overdevelopment or injury to the amenities of neighboring properties.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of single-storey light industrial buildings at 1-2 Saint Joseph’s Avenue, Drumcondra, to facilitate the construction of six three-storey, two-bedroom terraced townhouses. The site is a narrow urban infill plot (0.0415 ha) currently occupied by a steel-frame workshop. Dublin City Council originally refused permission based on two main grounds: the substandard width of the access laneway causing a traffic hazard, and inadequate daylight penetration for future o...PDF Document Missing
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