3727/23
Planning permission for the demolition of 94 sq.m of existing commercial (retail) buildings and the erection of a new two storey plus attic premises containing 4 apartments: 2 no. ground floor studio apartments, with 2 no. two bed duplex units above (all units with balconies facing Balfe Road).
Refused
Core Refusal Reason
The proposal constitutes overdevelopment of the site, providing substandard residential amenity and failing to demonstrate safe access or adequate cycle parking facilities.
Decision Maker's Conclusion
- The development represents overdevelopment due to excessive density and site coverage, resulting in substandard living conditions for residents including poor floor space, inadequate private open space, and single-aspect design.
- The applicant failed to demonstrate safe vehicular and pedestrian access to the site, as the proposed entry relies on land outside the redline boundary, creating significant road safety risks.
- The proposed cycle parking is deficient in quantity, location, and design, failing to meet statutory requirements and creating potential conflicts between pedestrians, cyclists, and vehicles.
Cited Policies (CDP)
Dublin City Development Plan 2022-2028Appendix 5
Decision Document Summary
The application proposed the demolition of a 94 sq.m commercial retail unit and the construction of a residential development at Balfe Road, to the rear of 171 Drimnagh Road, Dublin 12. Dublin City Council refused permission because the scheme was deemed an overdevelopment of the site that failed to meet the 'Sustainable Urban Housing: Design Standards for New Apartments Guidelines 2022'. Key issues included substandard residential amenity for future occupants, a lack of demonstrated safe access...SOURCE PDFOpen Original
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