SD22A/0412
Social housing development consisting of 10 one bed units in a two to three storey apartment building, associated car parking and bicycle parking, bin store, water pump house, new vehicular access onto Old Nangor Road, new pedestrian access onto Old Nangor Road, landscaping, boundary treatments, public lighting and all associated site and engineering works necessary.
Refused
Core Refusal Reason
The Planning Authority initially refused permission due to concerns that building over an existing culverted mill race would contravene IE3 Objective 2 and increase flood risk; however, the Inspector recommends a grant, concluding that the culvert is a manmade feature and the proposed engineering mitigation, combined with urban consolidation goals, justifies the development.
Decision Maker's Conclusion
- The site is a centrally located, underutilised infill plot within Clondalkin Village where residential use is permitted in principle under the 'TC' zoning objective, aligning with national policies for compact urban growth.
- Although the proposal involves building over a manmade culvert (mill race), a derogation from the standard 10m setback is considered acceptable given the site's urban constraints and the hydraulic assessment confirming that the proposed pipe replacement can manage peak flow capacity.
- The alternative design option to omit car parking in favor of enhanced communal open space is justified by the site's accessibility to high-frequency public transport and the specific operational nature of the social housing provider.
Cited Policies (CDP)
IE3 Objective 2Zoning Objective 'TC' (Map 5)Table 12.15 (Land-Use Zoning Objective 'TC')Policy C54 (Active Land Management) Objective 2Policy CS6 (Settlement Strategy - Strategic Planning Principles)Policy CS7 (Consolidation areas) Objective 3Section 12.6.8 (Residential Consolidation)Policy GI1 Objective 4 (Green Infrastructure)Policy Objective G13 (Sustainable Water Management)Policy G14 (Sustainable Drainage Systems)Policy CO55 Objective 4 (Public Open Space Standards)Policy SM1- Objective 1 (Sustainable Movement)Policy SM3- Objective 3 (Public Transport)Section 12.7 (Sustainable Movement)
Decision Document Summary
The proposal involves the construction of a three-storey apartment building comprising 10 one-bedroom social housing units for the Dublin Simon Community on a 0.121-hectare site at Old Nangor Road, Clondalkin. The site is a vacant plot characterized by a historic stone wall and an underground stone-arch culvert, which served as a mill race for a now-defunct paper mill. The Planning Authority originally refused the application, citing a lack of setback from the culvert and potential flood risks. ...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.