4452/23
Permission to amend planning permission reg. ref. 2725/21 by the addition of 7 new apartments at a new 6th floor level, set back from the north facing elevation, comprising 1 studio apartment, 4 number one-bed apartments and 2 number two-bed apartments, plus all ancillary accommodation, being a total of 624m2 and extends the development to 9 storeys including lower ground/basement and roof access staircore.
Core Refusal Reason
The proposed development represents over-development of the site, resulting in excessive density and plot ratio, a substandard unit mix contrary to current policy, and significant negative impacts on the residential amenity of neighboring properties and the permitted scheme through overlooking and overshadowing.
Decision Maker's Conclusion
- The unit mix is predominantly comprised of one-bedroom and studio apartments, which is contrary to the 2022-2028 Dublin City Development Plan requirement to limit such units to no more than 50% of a development.
- The proposed density of 344 dwellings per hectare and plot ratio of 3.06 exceed the general presumptions of the Development Plan without a compelling architectural or urban design rationale to justify the breach.
- The applicant failed to provide credible overshadowing and overlooking assessments, leading to the conclusion that the additional height would negatively impact the amenity of both future residents and existing low-rise dwellings in the vicinity.
Cited Policies (CDP)
Decision Document Summary
The applicant sought to amend a permitted Build-To-Rent (BTR) scheme at the former Fodhla Printing Works site in Kilmainham by adding a 6th floor with seven additional apartments. While the site is zoned for residential use (Z1), the Inspector found that the proposal failed to meet current planning standards. Specifically, the Inspector noted that national guidance has moved away from BTR-specific lower standards, meaning the new units must comply with standard unit mix and size requirements, wh...PDF Document Missing
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