4976/23

The development will consist of the demolition of a 2 no. storey building (Hillview House) and associated outbuildings (410 sqm) and the construction of a mixed use development principally comprising 4 no. apartments (286 sqm) a cafe (40 sqm) and office space (543 sqm). The development is principally provided in 2 no. blocks - Block A is 3 no. storeys and Block B is 2 no. storeys over basement level. The gross floor area of the development will be 903 sqm over a basement of 353 sqm. The development will also comprise upgrading and modifying the existing entrance laneway, the provision of a car lift to access the basement level; 5 no. car parking spaces; bicycle parking; bin storage, plant lighting; boundary treatments; external seating area to cafe, hard and soft landscaping; access gates; balconies and terraces facing north, east, west and all other associate site works above and below ground.

Refused

Core Refusal Reason

The proposed development constitutes overdevelopment of a constrained site due to the inclusion of basement parking, a narrow access carriageway, and inadequate provision for service vehicles and bin storage, which together create significant traffic safety concerns and harm the character of the Sandymount Village Architectural Conservation Area.

Decision Maker's Conclusion

  • The design of the basement and its vehicular access via a narrow, shared laneway creates unacceptable traffic safety risks and operational constraints for deliveries and waste management.
  • While the above-ground architectural design of Blocks A and B is considered of sufficient quality to enhance the Architectural Conservation Area, the site's constraints make it unsuitable for the proposed level of vehicular intensity.
  • The Inspector recommends that the Board seek a significant modification to omit the basement and car lift, transitioning the proposal to a car-free development to resolve the identified access and servicing issues.

Cited Policies (CDP)

Policy BHA7 (Architectural Conservation Areas)Policy BHA9 (Conservation Areas)Policy SC11 (Compact Growth)Policy QHSN6 (Urban Consolidation)Policy QHSN10 (Urban Density)Policy SI16 (Site-Specific Flood Risk Assessment)Section 15.5.5 (Density)Section 15.15.2.1 (Architectural Conservation Areas)Appendix 3 - Section 3.2 (Plot Ratio and Site Coverage)Appendix 3 - Section 4.0 (Density)Appendix 3 - Section 4.0 (Height)Appendix 3 - Section 3.1 (Bicycle Parking Standards)Section 4 (Car Parking Standards)Section 2.4 (Service Delivery and Access Strategy)Section 15.13.4 (Backland Housing)

Decision Document Summary

This appeal concerns the demolition of 'Hillview House' and the construction of a mixed-use development at Gilford Road, Sandymount. The proposal includes Block A, a three-storey building fronting the street with a 40 sq m café and two apartments, and Block B, a two-storey backland courtyard building comprising office space and two apartments, all situated over a basement car park. The site is located within the Sandymount Village Architectural Conservation Area (ACA) and is zoned Z2 (Residentia...
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