4781/23
PERMISSION: The construction of a residential development comprising 1 no. 3 to 7 storey apartment block comprising 36 no. apartments (13 no. one –bedroom units, 21 no. two bedroom units and 2 no. three-bedroom units); (ii) the provision of private amenity space in the form of a balcony for each apartment and shared access to 3 no. south facing communal amenity spaces in the form of roof terraces at fourth, fifth and sixth floor levels; (iii) all ancillary works including landscaping, boundary treatments, bin store, bicycle store (128 no. spaces), SuDS drainage, all site services, site infrastructure and associated site development works necessary to facilitate the development.
Core Refusal Reason
The proposed density of the scheme (315 dph in the revised appeal proposal) is considered excessive and constitutes overdevelopment, resulting in an inadequate level of sunlight and daylight for adjoining properties.
Decision Maker's Conclusion
- The proposed density of 315 units per hectare is significantly higher than the Dublin City Development Plan range of 100-250uph and exceeds the 300uph presumption in the Compact Settlement Guidelines.
- The development would result in significant adverse sunlight and daylight impacts on the windows of the Bow Bridge Place apartments to the east, failing to meet BRE recommended standards.
- While the building's scale and architectural quality are generally acceptable in the context, the intensity of development on this restricted site would seriously injure the residential amenities of the area.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the construction of an apartment block on a 0.092-hectare vacant infill site at Irwin Street, Kilmainham, Dublin 8. Originally proposed as a 3-7 storey block with 36 units, the applicant submitted an alternative 2-6 storey design with 29 units as part of the appeal process. The site is located in a transitional area near the Royal Hospital Kilmainham (IMMA), Heuston South Quarter, and established 2-storey dwellings. The Inspector evaluated the revised design and found the b...PDF Document Missing
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