4021/23

RETENTION PERMISSION : the development will consist of (i) retention permission is sought for change of use of part of the existing building from 13 no. student accommodation dwelling units (12x 2 beds & 1 x 1bed), 1 no. caretaker unit, 2 no. conference and common facilities units to 16 private residential units (12x 2 beds & 4x 1 beds), over first and second floor levels, (ii) retention permission is also sought for minor elevational differences compared to previously approve including the omission of timber panelling with aluminium box flashing window surrounds and replaced with brickworks.

Refused

Core Refusal Reason

The proposed development was refused as it represents a substandard form of residential accommodation that fails to meet minimum quantitative standards for floor areas, storage, and private amenity space, while also proposing an unacceptable unit mix with an excessive number of 2-bedroom/3-person units.

Decision Maker's Conclusion

  • The units proposed for retention are significantly deficient in minimum standards regarding internal living spaces, storage provision, and private open space, which would seriously injure the residential amenities of future occupants.
  • The scheme relies heavily on a 2-bedroom/3-person apartment typology (50% of the mix), which is not recognized as standard residential accommodation and exceeds the maximum 10% allowance permitted for such units in private developments.
  • The proposal fails to satisfy the requirement that the majority of apartments in a scheme of 10 or more units must exceed minimum floor area standards by at least 10%, making it contrary to the Dublin City Development Plan 2022-2028.

Cited Policies (CDP)

Section 15.9 (Apartment Standards)Section 15.9.2 (Unit Mix and Floor Area)Section 15.9.3 (Aspect)Section 15.9.8 (Communal Amenity Space)Section 15.9.16.1 (Daylight and Sunlight)Section 15.8.6 (Public Open Space)Policy QHSN6 (Urban Consolidation)Policy QHSN10 (Urban Density)Policy QHSN11 (15 Minute City)Policy QHSNO11 (Universal Design)Policy QHSN36 (High Quality Apartment Development)Zoning Z4 (Key Urban Villages)Appendix 5 (Parking Standards)

Decision Document Summary

This report concerns an appeal against Dublin City Council's decision to refuse retention permission for the conversion of former student accommodation at Edenmore Shopping Centre, Raheny, into 16 private residential apartments. The subject building is a three-story mixed-use block situated in a Z4 'Key Urban Village' zone. The Inspector identified that the proposal failed to meet nearly all quantitative requirements for modern housing, including inadequate living/dining areas, storage, and priv...
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