Core Refusal Reason
The proposed development represents a piecemeal approach that fails to provide a high-quality public realm or integrate successfully with existing commercial units and adjoining lands, resulting in a substandard urban environment and deficient residential amenity.
Decision Maker's Conclusion
- The scheme fails to create a high-quality public realm at street level, being dominated by surface car parking and poorly aligned, overshadowed pedestrian routes through the site.
- The retention of existing single-storey retail units results in a substandard interface where commercial frontages are obscured or overhung by the new residential blocks, compromising the vitality of the neighborhood center.
- Residential amenity is considered deficient due to the total absence of ground-level public open space, restricted accessibility to communal podium areas for some residents, and inadequate sunlight levels for a significant portion of the units.
Cited Policies (CDP)
Policy Objective PHP42Policy Objective PHP28Policy Objective MFC1Policy Objective MFC3Policy Objective RET7Policy Objective BHS 1Policy Objective BHS 3Building Height Strategy Table 5.1Section 12.3.3Section 12.3.5Section 12.3.6Section 12.4.5.2Section 12.6.1Section 12.8.3.1Table 12.1
Decision Document Summary
The applicant, Westleton Ltd, sought permission for a 'Build-to-Rent' residential scheme (originally 165 units, reduced to 129 during the process) at Balally Shopping Centre, Sandyford. The site is a local neighborhood center characterized by single-storey retail units and extensive surface parking. While the Inspector acknowledged that high-density residential development is acceptable in principle at this location due to its proximity to the Kilmacud Luas stop, the proposed design was found to...SOURCE PDFOpen Original
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