2560296
Permission for development which consists of: The proposed development principally consists of: the demolition of the existing office / bus depot building (370.2 sq m) and ancillary building (26.0 sq m); the partial demolition of the existing ESB sub-station and ancillary building (67.4 sq m); the demolition of existing boundary walls at the south-west and north-west; and the construction of a mixed-use development. The proposed mixed-use development primarily comprises: 356 No. residential apartments (172 No. 1-bed, 169 No. 2-bed and 15 No. 3-bed); crèche (255.9 sq m); 2 No. café/restaurant units (totalling 428.4 sq m); and 1 No. retail unit (156.0 sq m). The development has a total floor area of 32,096.0 sq m and is primarily proposed in 4 No. blocks (identified as A–D) that generally range in height from 6 No. to 13 No. storeys: Block A ranges from 6 No. to 9 No. storeys; Block B ranges from 6 No. to 11 No. storeys; Block C is 6 No. storeys; and Block D ranges from 6 No. to 13 No. storeys. The proposed development also includes: new internal street and pedestrian network, including a one-way vehicular route at the north-western side of the site and new junctions with Dock Road at the south-west and with the access road from Lough Atalia at the north-west; upgrades to Lough Atalia Road and the access road from it at the north-west of the site, including the provision of a new toucan pedestrian/cycle crossing at Lough Atalia Road; upgrades to the footpath and road interface with Dock Road to the south-west; 37 No. car parking spaces; 1 No. set-down/delivery bay; 741 No. cycle parking spaces; hard and soft landscaping, including as public open spaces and communal amenity spaces; private amenity spaces as balconies and terraces facing all directions; boundary treatments; public lighting; bin stores; double sub-station; plant rooms; green roofs; rooftop lift overruns and plant; rooftop telecommunications, plant and enclosure at Block C; recladding of the existing sub-station and pumping station; and all associated works above and below ground. This is an LRD
Core Refusal Reason
The primary grounds for the negative recommendation include the Health and Safety Authority's (HSA) advice against the development due to major accident hazard risks, unresolved flood risk vulnerabilities, and a site layout that fails to meet the urban design standards and 'urban boulevard' vision of the Inner Harbour Masterplan.
Decision Maker's Conclusion
- The Health and Safety Authority (HSA) has advised against the granting of permission due to the site's location within the 'Middle Zone' of a major accident hazard establishment (Circle K terminal), citing potential overpressure consequences of up to 170mbar.
- The proposed development fails to adequately address flood risk, specifically regarding the impact of the Coirib go Cósta Flood Relief Scheme and the vulnerability of critical infrastructure (ESB substation and pump house) to 1-in-10-year flood events.
- The site layout and urban design are considered deficient, characterized by fragmented pedestrian access, a failure to realize the 'urban boulevard' vision of the Masterplan, and a lack of active street frontage at key ground-floor locations.