4474/23

Planning permission for the following at No. 153-155 Harold's Cross Road, Dublin 6W. (formerly known as Michael Grant Motors) The application seeks modifications to the previously approved Built to Rent apartment development DCC Reg. Ref. 2712/21 (ABP 310947-21) to include: the addition of 9 No. new apartments consisting of 1 No. two-bed, 6 No. one-beds, and 2No.studios achieved by the way of an additional floor to the previously granted scheme bringing the total number of floors of the building from 5-storeys to 6-storeys (5-storeys with sixth floor set back), increasing the total number of apartments from 35 No. apartments to 44 No. apartments; Additional bicycle spaces and bin storage on the basement level. All with associated site works.

Refused

Core Refusal Reason

The proposal constitutes overdevelopment of a restricted site, resulting in excessive scale, density, and bulk that would have an overbearing impact on adjacent properties and fails to provide adequate communal amenity space for residents.

Decision Maker's Conclusion

  • The increased scale and bulk would result in a significant negative visual impact on the streetscape and fail to respond to the historic village character of the area.
  • The insertion of an additional floor below the permitted set-back levels would negate the relief provided to neighboring properties in the parent permission, leading to an overbearing impact.
  • The communal open space provision of 116sqm is quantitatively and qualitatively inadequate for the increased number of units and is well below the standards required by the 2023 Apartment Guidelines.

Cited Policies (CDP)

Zoning Z1QHSN6: Urban consolidationQHSN10: Urban DensitySection 15.5.2: Infill DevelopmentSection 15.9.8: Communal Amenity SpaceSection 15.9.9: Roof TerracesTable 1 (Appendix 3): Density Ranges

Decision Document Summary

The applicant sought to modify a previously approved Build-to-Rent development at 153-155 Harold's Cross Road (a 0.079ha former garage site) by adding an extra floor to accommodate 9 additional units, bringing the total to 44. The site is in a prominent location opposite Harold's Cross Park. The Inspector argued that the proposed density of 564dph is significantly above the general presumption against densities exceeding 300dph in the Dublin City Development Plan 2022-2028. A key concern was tha...
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