5176/22
PERMISSION: The development proposes the demolition of the existing 2 storey building on site (approx. 1020.5 sq.m GFA), amendments to the quantum of existing car parking, removal of existing substation on Philipsburgh Avenue, and the construction of 48 no. new residential apartment units ( 48 no. 1 bed units) in 2 no. apartment building, consisting of 1 no. 2-4 storey building (Building A fronting Philipsburgh Avenue) and 1 no. 2-4 storey (Building B rear block). Building A provides 22 no. 1 bed apartment units and Building B provides 26 no. 1 bed apartment units. All units are intended to provide housing for independent living for older residents (60 years plus). An office room (7.2 sq.m), communal room (34.2 sq.m) and Kitchenette/WC (10.5 sq.m) associated with the apartment units will be provided. The development also proposes approx. 372.8 sq.m of communal open space, balconies/ terraces associated with individual apartment units, associated secure bicycle parking, car parking (4 no of spaces) and bin storage, ESB Substation, hard and soft landscaping and all other associated site works and services above and below ground on an overall site area of approx 2681 sq.m Access to the development will be via the existing access point along Philipsburg Avenue, which will be upgraded to provide enhanced pedestrian/vehicular access. Access to adjacent pitch and putt club lands is maintained via the provision of vehicular/pedestrian gates in the south east corner of the site. A Natura Impact Statement has been prepared and submitted with this Planning Application.
Core Planning Reasoning
The Inspector recommended granting permission (reversing the appeal against conditions to allow the 42-unit scheme) because the development provides high-quality specialized housing for older persons on appropriately zoned land, supports compact urban growth, and respects the residential and visual amenities of the surrounding area.
Decision Maker's Conclusion
- The principle of residential development is acceptable under the Z1 zoning, and the minor incursion into Z9 lands is mitigated by significant upgrade works to the adjacent Pitch & Putt facility and the surrender of land back to the Council.
- The proposed density (157 units/ha) and building height (up to 4 storeys) are appropriate for this accessible urban location and comply with national guidelines for compact growth on underutilised brownfield sites.
- The development is designed to protect existing residential amenities, showing no significant adverse impacts regarding overshadowing, overlooking, or overbearing appearance, while meeting the specific housing needs of the elderly.
Cited Policies (CDP)
Decision Document Summary
The proposal consists of the demolition of a two-storey community building (sports hall/crèche) and the construction of two apartment blocks totaling 42 units (reduced from 48 at the RFI stage) specifically designed for residents aged 60+. The site at 80 Philipsburgh Avenue is a sensitive infill location with split Z1/Z9 zoning. While third-party appellants raised concerns regarding overdevelopment, traffic, and loss of community facilities, the Inspector argued that the scheme provides a necess...PDF Document Missing
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