3060/23
The development will consist of amendment to a previously permitted (Reg. Ref. 3228/20) mixed-use development comprising part Build to Rent development. The proposed amendments consist of the following: I. Removal of 'North Basement' (under blocks F, G, H1, and K) and reduction in gross floor area (GFA) of 'South Basement' (under blocks H2, I, J, and L) from 12,426.37 sq.m to 5,032.465 sq.m with the effect of : (a) a reduction in car parking from 251 spaces to 135 spaces; (b) an increase in motorcycle parking from 19 spaces to 20 spaces; (c) relocation of plant rooms, water tanks and bin stores II. Block F : ground floor reconfiguration to provide plant/services room in place of 1 no. 3-bedroom unit III. Block G: ground floor reconfiguration to provide plant/services room in place of 2 no. 3-bedroom units IV. Block H1: ground floor reconfiguration to provide plant/services from in place of 1 no. 2-bedroom unit V. Block H2: ground floor reconfiguration to provide plant/services room in place of 1 no. 1-bedroom unit VI. Block I: ground floor reconfiguration to provide plant/services room in place of 1 no. 2-bedroom unit VII. Block J: (a) ground floor reconfiguration to provide plant/services room and 4 no. 2-bedroom units in place of 2 no. 3 bedroom units; (b) at levels 01 to 06, reconfiguration to provide for 2 no. 1-bedroom units in place of 1 no. 3 bedroom unit VIII. Block K: ground floor reconfiguration to provide plant/services room, 1 no. 1-bedroom unit in place of 1 no. 3-bedroom unit and omission of 1 no. 1-bedroom unit and 1 no. 2-bedroom unit IX. Block L (Build to Rent): ground floor reconfiguration to provide plant/services room in place of bin store X. Provision of 3 no. external water tanks including: (a) water tank and brick enclosure situated to the east of Block H1 (50 sq.m) with dimensions of 16m (L) x 3.13m (W) x 3.5m (H) (b) water tank and brick enclosure situated to the south of Block H2 and east of block I (75 sq.m) with dimensions of 13m (L) x 5.77m (W) x 3.5m (H) (c) water tank and brick enclosure situation to the east of Block L (70 sq.m) with dimensions of 14.5m (L) x 4.83 (W) x 3.5m (H) XI. Provision of bin store (45.5 sq.m) to serve Block L situation to the north of Block L and south of block K XII. Communal open space for blocks F, G, H1, H2, I, J, K and L (which remains greater than the required quantum) has been reduced to a cumulative total of 8,611 sq.m (from 8,806 sq.m originally) to facilitate to provision of 3 no. external water tanks.
Core Refusal Reason
The proposal was refused due to inadequate car parking provision relative to existing transport infrastructure and the negative impact on residential amenity and safety caused by replacing ground-floor residential units with utility services.
Decision Maker's Conclusion
- The reduction in car parking is not justified by current public transport or cycling connectivity and would lead to overspill parking and obstruction within the permitted street layout.
- The proposed parking strategy is contrary to Dublin City Development Plan 2022-2028 standards and would set an undesirable precedent for sustainable development in the area.
- Replacing permitted ground-floor residential units with plant and bin stores reduces passive surveillance and seriously injures the residential amenities of future occupants.
Cited Policies (CDP)
Decision Document Summary
This application sought amendments to a previously permitted development at the 2.82 ha Nissan Site in Dublin 12, located at the junction of Walkinstown Avenue and Naas Road. The local authority refused permission primarily because the proposed reduction in car parking was deemed premature given the lack of sufficient public transport capacity, threatening the integrity of the site's mobility strategy. Additionally, the planning authority found that substituting ground-floor residential units wi...PDF Document Missing
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