4362/23
PERMISSION: For the demolition of existing two storey commercial building fronting Quarry Road and attached double height storage shed and all ancillary storage structures to the rear and the construction of a mixed commercial/residential development in three separate blocks ranging from 3-6 storeys and consisting of Block A: 3-5 storey block with setbacks fronting Quarry Road containing 1 commercial unit at ground floor level; 6 no.1 bed and 11 no.2 bed apartments all with private balconies Block B: 4-6 storey central block containing 19 no. 1 bed, -18 no. 2 bed and 1 no. studio apartments all with private balconies. Block C; 5 storey block fronting access road to north containing 3 no.1 bed, 5 no. 2 bed and 1 no. studio apartment all with private balconies with vehicle access to the central area by existing access from Quarry Road and ancillary site works including parking for 2 no. electric cars, 2 no. car sharing services and 1 no. disabled car parking. 3 no. communal bin stores, 138 secure bicycle parking spaces. All on a site of 0.28 Ha at 52 & 54 Quarry Road.
Core Refusal Reason
The development constitutes overdevelopment due to the excessive height, scale, and massing of Block B, which results in poor residential amenity for future occupants, and creates a significant public safety risk/traffic hazard due to a lack of sufficient car parking provision.
Decision Maker's Conclusion
- Block B is excessive in its scale and massing, rising to six storeys in a manner that is incongruous with its immediate context and results in significant overshadowing of essential communal amenity spaces.
- The proposed density of 237 dwellings per hectare is excessive for this site's constraints, leading to substandard residential quality, including dual-aspect units that rely heavily on high-level windows with limited outlook.
- The provision of only five car parking spaces for 64 units (a ratio of 0.07 per unit) is inadequate for the surrounding street context, which is already under heavy parking pressure, and would lead to hazardous overspill and obstruction of pedestrian/vehicular movements.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks the demolition of existing buildings and the construction of a 64-unit apartment development with a 115sqm commercial unit at 52 & 54 Quarry Road, Cabra, Dublin 7. The 0.27-hectare infill site is situated in a neighborhood center (Z3 zoning) adjacent to the Protected Structure of the former Cabra Grand Cinema and the Homestead Public House. While the Inspector found the principle of residential development and the design of Blocks A and C generally acceptable, the overall inte...PDF Document Missing
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