4203/23

Permission to amend planning permission reg. ref. 2725/21 by change of use in the lower ground/basement level, to remove car park usage (and 18 car parking spaces), from the approved usage of car parking, bicycle parking, plant rooms and bin storage at this level. It is proposed to retain the approved usages of bicycle parking plant rooms and bin storage at this level. There is no changes proposed to the height footprint or visual appearance of the permitted development.

Refused

Core Refusal Reason

The Inspector recommended granting permission (reversing the Planning Authority's refusal), concluding that the site's highly accessible 'Zone 1' location and proximity to high-frequency public transport justify a car-free development in line with national and local policies to reduce car dependency.

Decision Maker's Conclusion

  • The subject site is located in Parking Zone 1, where both the Dublin City Development Plan and national guidelines support a reduction or total elimination of car parking due to high accessibility to public transport and services.
  • As a Build-to-Rent (BTR) scheme, future residents will be aware of the car-free status prior to occupancy, and the development is unlikely to cause significant on-street overspill parking or traffic hazards.
  • The proposal is consistent with the 2024 Compact Settlement Guidelines, which state that car parking should be minimized, substantially reduced, or wholly eliminated in city centre and urban neighbourhood locations.

Cited Policies (CDP)

Z1 land-use zoning objectivePolicy SMT27Appendix 5, Section 4Table 15-1Appendix 5, Section 2.4SPPR 8

Decision Document Summary

The proposal seeks to amend a previously permitted 79-unit Build-to-Rent (BTR) development at the former Fodhla Printing Works in Kilmainham by removing 18 car parking spaces from the basement. Dublin City Council originally refused permission, citing concerns that the removal would negatively impact the permitted mobility strategy and lead to overspill parking on narrow local streets. However, the Inspector’s assessment highlights that the site is exceptionally well-located—within 100m of the N...
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