4563/23

Permission sought for the demolition of an existing two storey building plus site clearance and the erection of a part five storey /part six storey building, containing 11 no 1 & 2 bed apartments communal open space at roof level, office unit on two levels, bicycle and bin storage with yard and associated site works.

Refused

Core Refusal Reason

The proposed development represents overdevelopment of the site by reason of excessive height, density, and plot ratio, leading to overbearing impacts on adjacent residents, negative visual impacts on the historic streetscape, and a failure to provide adequate internal floor areas and communal open space for future occupants.

Decision Maker's Conclusion

  • The combination of density, plot ratio, and height results in an incongruous and overbearing structure that materially impacts the residential amenities of neighbouring inhabitants, particularly those to the east and south.
  • The design fails to appropriately consider the proximity to recorded monuments and buildings of architectural importance (NIAH), resulting in a negative visual impact and a monotonous streetscape profile.
  • The proposed internal floor areas for the majority of units fail to meet the required 10% threshold above minimum standards, and communal open space is significantly deficient in both quality and quantity.

Cited Policies (CDP)

Zoning Objective Z5Policy SC11Policy SC19Policy QHSN10Policy QHSNO11Policy QHSN36Section 15.7.1Section 15.9.2Section 15.9.7Section 15.9.8Section 15.9.9Table 15-5Appendix 3Appendix 5Appendix 16

Decision Document Summary

The proposal involves the demolition of a vacant two-storey building at 32 Infirmary Road, Dublin 7, for the construction of a part-five/part-six storey mixed-use building containing 11 apartments and an office unit. The site is a prominent 0.03ha sloped corner location near the Phoenix Park and the Criminal Courts of Justice. While the Inspector acknowledges the suitability of the site for high-density infill, he concludes that the specific scheme is disproportionate to its context. Key argumen...
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