4469/23

The demolition of existing derelict sheds. The construction of a three-storey flat roofed apartment block, consisting of a total of 8 no. apartments, 4 no. one-bedroom apartments at ground floor level, and 4 no. two-bedroom duplex apartments over first and second floor level with private roof terraces at second floor level. Associated ancillary site landscaping works, including the provision of a bike store with parking for 16 no. bicycles. Pedestrian access to the site is via a laneway from the junction of Richmond Road, Fairview Strand and Ballybough Road.

Granted

Core Planning Reasoning

The proposal represents overdevelopment and inappropriate development of a constrained backland site, characterized by inadequate access/servicing arrangements and the provision of substandard residential accommodation that would injure the amenities of future residents and the surrounding area.

Decision Maker's Conclusion

  • The density of 157 units per hectare is considered excessive for this narrow, constrained backland site, leading to an over-intensive form of development that would be overbearing on neighbors.
  • The use of translucent/obscure glazing for primary bedroom windows to mitigate overlooking is indicative of overdevelopment and results in a substandard level of residential amenity for future occupants.
  • The servicing strategy for construction and daily operation is underdeveloped and unsatisfactory, particularly given the 2.2m narrow access lane and the site's proximity to a busy, controlled junction.

Cited Policies (CDP)

Z1 Zoning ObjectivePolicy SC10: Urban DensityPolicy SC11: Compact GrowthPolicy SC12: Housing MixPolicy SC20: Urban DesignPolicy SC21: Architectural DesignPolicy SC23: Design StatementsPolicy QHSN36: High Quality Apartment DevelopmentPolicy QHSN37: Homes and ApartmentsSection 15.8: Residential DevelopmentSection 15.9: Apartment StandardsSection 15.13.4: Backland HousingAppendix 3: Achieving Sustainable Compact GrowthAppendix 5: Vehicular Access

Decision Document Summary

The applicant sought permission to demolish existing semi-derelict sheds and construct a three-story block containing 8 apartments (4 one-beds and 4 two-bed duplexes) at 291A Richmond Road, Dublin 3. The site is a restricted backland area located behind established building lines and accessed via a narrow 2.2m gated laneway. While Dublin City Council initially granted permission, the Inspector recommended refusal following third-party appeals. Key issues identified included the site's 'backland'...
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View the appeal at An Bord Pleanála