3400/23
The site is situated to the south and west of White Swan Business Centre, to the south east of properties on Elford Terrace and to the north and east of existing residential properties and back land sites on /accessed from Donore Avenue. The proposed development consists of the construction of a part two to part six storey residential and commercial development comprising 2 commercial units, with a gross floor area (GFA) of 256.4 sq.m and 247 sq.m (for Class 1- Shop or Class 2-Office / Professional Services or Class 8- Medical Centre or Class 11 - Gym or Restaurant/Café, including ancillary takeaway use), at ground floor level and 68 no. apartments from ground to fifth floor level. The 68 no. apartments comprise of 2 no. studio units, 32 no. 1 bed units, 31no. 2 bed units and 3 no. 3 bed units. Balconies and private terraces are provided for all apartments (to the north-eastern, north-western, south- eastern and south-western elevations of the proposed building). The proposal includes external communal open space areas and terraces at ground and fourth floor level. The proposal includes 23 no. car parking spaces, 106 no. residential bicycle spaces, 12 no. commercial bicycle spaces, 36 no. visitor bicycle spaces and 1 no. motorcycle parking space at surface level. Plant rooms, a water storage area, a bin store, and an ESB substation are proposed at ground floor level. The proposal includes vehicular and pedestrian / cyclist access from Donore Avenue, associated improvements to Donore Avenue (which includes alterations to the existing footpaths,which are external to the planning application site boundary and subject to agreement with the Planning Authority), connections to foul and surface water drainage, signage zones, hard and soft landscaping, and all associated and ancillary works.
Core Refusal Reason
The Planning Authority originally refused permission primarily due to non-compliance with Policy SI10, which requires a 10-15m riparian buffer zone from the Abbey Stream to allow for future river restoration and flood alleviation. However, the Inspector recommended reversing this decision, concluding that the proposed 5-10m setback is acceptable given the stream is largely culverted and the site is a brownfield urban plot.
Decision Maker's Conclusion
- The proposed setback of c.5-10m from the Abbey Stream, while less than the 10-15m target in Policy SI10, is considered a reasonable and substantial provision that facilitates future maintenance without placing a disproportionate burden on the development of a small brownfield site.
- The building height, ranging from 2 to 6 storeys, is consistent with both the Urban Development and Building Heights Guidelines and the City Development Plan's strategy for locations within the canal ring.
- The development represents an appropriate consolidation of underutilised urban land that will provide high-quality residential units and commercial services without significantly injuring the amenities or character of the surrounding area.
Cited Policies (CDP)
Decision Document Summary
The proposal seeks permission for a mixed-use development at 69D Donore Avenue, Dublin 8, comprising 68 apartments and 2 commercial units in a building ranging from 2 to 6 storeys on a 0.29-hectare brownfield site. The site is zoned 'Z10 Inner Suburban and Inner City Sustainable Mixed-Use'. The primary point of contention was the Abbey Stream (a tributary of the River Poddle), which is culverted for much of its length but runs adjacent to and partly under the site. Dublin City Council refused pe...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
View the appeal at An Bord Pleanála