4173/23

Alterations to the development previously approved under Reg. Ref. 3251/22 comprising (i) provision of a fourth floor level setback that includes for 1 no. additional two-bedroom apartment located to the rear of the development, served by private balcony; (ii) provision of 03 no. additional bicycle parking spaces at ground level; (iii) all ancillary works necessary to facilitate the proposed development. The cumulative works will result in the provision of 5 storeys apartment block consisting of 10no. apartments as follows; 2no. studio units, 2no. one bedroom units and 6no. two-bedroom units.

Refused

Core Refusal Reason

The proposed additional fifth-floor level would result in a further unacceptable reduction in daylight and sunlight to existing residential units to the north, create an overbearing impact on the property to the south, and form an obtrusive visual feature that fails to respect the prevailing scale and character of the Royal Canal Bank streetscape.

Decision Maker's Conclusion

  • The proposed additional height and mass would have a significant adverse impact on adjoining residential amenity via reduction in light to units at Royal Canal View and overbearing impacts on St. Peter’s Close.
  • The applicant failed to adequately demonstrate that a five-storey structure would not form an obtrusive visual feature when viewed along the linear park and from the historic Blessington Basin.
  • The development would seriously injure the residential and visual amenities of the area and would be contrary to the proper planning and sustainable development of the area.

Cited Policies (CDP)

Zoning Objective Z1 – Sustainable Residential NeighbourhoodsChapter 5 - Quality Housing and Sustainable NeighbourhoodsSection 15.5.2 - Infill DevelopmentSection 15.9 - Residential Standards (Apartments)Section 15.8.6 - Public Open SpaceTable 2 of Appendix 3 - Site Development StandardsAppendix 3 - Height Policy

Decision Document Summary

The proposal seeks permission for a fifth-floor setback penthouse (81 sq.m. 2-bed unit) at 61 Royal Canal Bank, Phibsborough, adding to a previously permitted four-storey apartment block. The site is located in a sensitive urban context adjacent to a linear park and characterized by predominantly two-storey dwellings. While the Inspector acknowledged the site's suitability for higher density under Z1 zoning, the assessment concluded that the specific design would exacerbate overshadowing of neig...
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