4280/23
The development will consist of : (i) demolition of the existing two storey over basement building (licensed public house and ancillary off-licence); (ii) construction of a part-four, part-six, part-seven and part-eight-storey mixed-use development consisting of the following : (a) 52 no. apartments (23 no. one-bed apartments and 29 no. two-bed apartments) from first to seventh floor level, each served by private amenity space in the form of a balcony/terrace and having shared access to 354.5sq.m of external communal amenity space provided via roof terraces at the fourth and sixth floor levels; (b) provision of 3 no. retail units (total of 149.7sq.m) and a public house (total of 368.2sq.m) at ground floor level; (c) provision of refuse storage, a plant room ESB substation/switch room, 96 no. secure bicycle parking spaces, 1 no. accessible bicycle parking spaces and 2 no. cargo bicycle at ground floor level; (d) erection of 6 no. antennas and 6 no. link dishes mounted on ballast support poles and associated diplexers, remote radio units and lighting finials on a steel mounting support platform together with 2no. outdoor cabinets and stepovers and associated equipment at the roof top; (iii) all ancillary works, inclusive of landscaping, green roof, rooflights, solar panels, visitor bicycle parking spaces (40 no.) and all associated site development works necessary to facilitate the development.
Core Refusal Reason
The proposal constitutes overdevelopment of a suburban site due to excessive residential density, inappropriate height, and a total lack of car parking provision.
Decision Maker's Conclusion
- The proposed density of 425 units per hectare and height of eight stories significantly exceed recommended standards for suburban locations, resulting in overdevelopment that is out of character with the surrounding area.
- The non-provision of car parking for both residential and commercial uses is likely to lead to haphazard overspill parking, endangering public safety and obstructing bus services on heavily trafficked adjacent roads.
- The development fails to comply with local and national planning policies regarding sustainable density, the protection of existing amenities, and the requirement for sustainable levels of car storage in mixed-use schemes.
Cited Policies (CDP)
Decision Document Summary
The development proposed the demolition of an existing two-storey building at Kestrel House, Walkinstown Road, Dublin 12, to be replaced by an eight-storey mixed-use building containing 52 apartments, three retail units, and a public house. The application was refused because the resulting density of 425 units per hectare was deemed excessive for its suburban context and contrary to the Dublin City Development Plan 2022-2028. Furthermore, the complete absence of on-site car parking was considere...PDF Document Missing
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