4729/22

The development will consist of an increase in floor area of the existing office building by providing lateral (to the east and west) and vertical extensions comprising; the lateral extension of the block (from part basement/part undercroft level to fifth floor level) by 6,702 sq m and the vertical extension of the block (provision of a new set back part sixth and seventh floor level) by 2,383 sq m providing an overall height of 8 No. storeys over part basement/part undercroft; replacement of all façades; and internal modifications and reconfigurations. The proposed development will result in an increase in office floor area from 7,093 sq m to 16,178 sq m. The development also includes: the reconfiguration of existing car park layout resulting in a reduction of 17 No. car parking spaces providing a total of 61 No. car parking spaces; bicycle parking: recessed balconies and roof terraces facing all directions; green roof, hard and soft landscaping; substations; generators; plant; photovoltaic panels; boundary treatments and all associated site development works above and below ground.

Granted

Core Planning Reasoning

The development is consistent with the Z6 zoning objective to provide for the creation and protection of enterprise, increases employment floorspace on a serviced urban site, and would not seriously injure the residential amenities of the area or the character of the surrounding environment.

Decision Maker's Conclusion

  • The additional height of two storeys is proportionate to the context of the surrounding area, including the approved 8-storey building at Block 1, and the recessed upper floors mitigate the visual impact from street level.
  • The proposal remains compliant with BRE guidelines regarding daylight and sunlight for neighboring residential properties, and the separation distance of 31 metres to nearby cottages is sufficient to prevent significant loss of privacy.
  • The development aligns with national and local policies for compact urban growth and the intensification of underutilised brownfield sites in locations well-served by public transport.

Cited Policies (CDP)

Z6 Zoning (Employment and Enterprise)Policy CA3Policy CA8Policy CA9Policy CA24Policy CA27Policy SC5Policy SC10Policy SC11Policy SC13Policy SC14Policy SC15Policy SC16Policy SC19Policy SC20Policy SC21Policy CEE21Policy BHA4Policy BHA9Section 15.4 (Key Design Principles)Section 15.5 (Site Characteristics and Design Parameters)Section 15.6 (Green Infrastructure and Landscaping)Section 15.14.4 (Office)Section 15.15.1 (Archaeology)Section 15.15.2 (Built Heritage)Section 15.18 (Environmental Management)Appendix 3 (Achieving Sustainable Growth)Appendix 16 (Sunlight and Daylight)

Decision Document Summary

The proposal at No. 2 Ballsbridge Park involves the extensive reconfiguration and extension of an existing six-storey office building, resulting in an increase of floor area from 7,093 sqm to 16,178 sqm. The works include vertical extensions of two floors and lateral extensions to the east and west, alongside a complete facade replacement and car park reconfiguration. The site is located within an established office cluster but sits adjacent to residential conservation areas on Ballsbridge Avenu...
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View the appeal at An Bord Pleanála