3859/23

Permission for the demolition of the two storey industrial/office building (331 sq.m.) at 17/21 Church Street East and the construction of 28 no. apartments (with balconies) in a part five part six storey building (gross floor area 2,123 sq. m.) comprising 3 no. studio apartments (39-40 sq.m.), 15 no. one bedroom apartments (48-59 sq.m.) and 10 no. two bedroom apartments (65-88 sq.m.), 52 no. secure bicycle spaces, bin store and plant room, a landscaped communal roof terrace at fifth floor level, building accesses at Church Street East and Abercorn Road and all ancillary site development works on a site at nos. 17-23 Church Street East (D03A296 & D03A3X2) with frontage to Abercorn Road, East Wall, Dublin 3.

Granted

Core Planning Reasoning

Grant permission subject to a significant density reduction; specifically, the omission of one floor (the second floor) to mitigate adverse overshadowing and overbearance impacts on neighboring residents while still achieving compact infill growth.

Decision Maker's Conclusion

  • The principle of high-density residential development is acceptable given the site's brownfield status and proximity to high-capacity public transport like the Luas and Docklands Rail Station.
  • The proposed density of 391 units per hectare and the building massing would result in significant loss of skylight (VSC) and sunlight (APSH) for neighboring residents on Church Street East and Abercorn Road.
  • To ensure the development respects the character of the area and protects residential amenity, a condition is recommended to omit the second floor, reducing the total unit count from 23 to 18 apartments.

Cited Policies (CDP)

Z1 Sustainable Residential NeighbourhoodsZ2 Residential Neighbourhoods (Conservation Areas)Z10 Inner Suburban and Inner City Sustainable Mixed-UsesPolicy SC11 (Compact Growth)Policy QHSN10 (Urban Density)Policy QHSN12 (Neighbourhood Development)Section 15.5.2 (Infill Development)Section 15.5.5 (Higher Density)Section 15.9.18 (Overlooking and Overbearance)Appendix 3 (Achieving Sustainable Compact Growth)Appendix 16 (Sunlight and Daylight)

Decision Document Summary

The proposal seeks to demolish a two-storey industrial building at 17-23 Church Street East, Dublin 3, to construct a 5-6 storey apartment block. The site is located in a transitional urban block characterized by traditional 1-2 storey houses to the north and west, and modern 7-11 storey complexes like Canon Hall to the south and east. Third-party appellants argued the scheme was a material contravention of the Dublin City Development Plan due to excessive density, height, and negative impacts o...
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