Core Planning Reasoning
The Inspector recommended a grant of permission subject to significant modifications. While the principle of high-density mixed-use development on 'NC' zoned lands was accepted, the original proposal was deemed to have excessive density (c.204dph) and height (7 storeys) for its suburban context. By conditioning a reduction in units (from 138 to 95) and building height (to a maximum of 5 storeys), the Inspector found the development would appropriately integrate with the surrounding low-rise character while fulfilling its role as a neighborhood center.
Decision Maker's Conclusion
- The proposed development (as revised by condition) represents an appropriate form of infill development for this Neighbourhood Centre location, providing an acceptable mix of commercial uses and residential yield.
- The recommended reduction in building height and apartment count successfully addresses concerns regarding visual overbearance and ensures a more sensitive transition to the prevailing 1-2 storey residential scale in the immediate vicinity.
- The modified scheme complies with the mandatory standards of the 2024 Sustainable Residential Development Guidelines and the 2022-2028 CDP, ensuring high-quality residential amenity and active street frontages without adversely impacting the local road network.
Cited Policies (CDP)
Objective NC - Neighbourhood CentreSpecific Local Objective 65Policy Objective PHP18Policy Objective PHP20Policy Objective PHP27Policy Objective PHP42Policy Objective MFC1Policy Objective RET7Policy Objective BHS3Section 12.3.1.1Section 12.3.3.1Section 12.3.5Section 12.3.7.9Section 12.4.5.1Section 12.4.5.2Section 12.4.5.6Section 12.6.1Section 12.8.3Section 13.1.2Appendix 5: Building Height Strategy
Decision Document Summary
The application relates to a 0.74ha vacant infill site at the junction of Sallynoggin Road and Glenageary Avenue, Glenageary, Co. Dublin. The original proposal sought 138 apartment units and six commercial/retail units in two interconnected blocks ranging from 4 to 7 storeys over basement level. Third-party appellants argued the scheme constituted overdevelopment, citing excessive height, inadequate parking, and negative impacts on the privacy of adjacent single-storey cottages. The Planning Aut...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.
PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
Search for case on ABP