4243/22

Permission for the development at this site seeks modifications to the previously approved permission DCC Reg. 3619/20 (ABP - 309667-21). Modifications are to include the addition of 3 no. extra units achieved by the way of internal changes to the third floor and an additional floor to the previously granted Block 2 bringing the total no. of floors of the building from 4-storey to 5-storey and increasing the total units in the proposed development from 24 no. units which consisted of 17 no. one-bed, 7 no. two-bed to 27 no. units consisting of 19 no . one-bed, 7 no. two-bed, 1 no. 3-bed and addition of residential bin store. All associated signage, site works, drainage, street lighting and landscaping are as per the previously granted scheme.

Refused

Core Refusal Reason

The proposed development, by reason of its additional height, scale, mass, and bulk, would constitute overdevelopment of the site, resulting in visual overbearance and excessive overshadowing and overlooking of adjoining properties, particularly those at Garden Terrace, while failing to integrate with the established character of the streetscape.

Decision Maker's Conclusion

  • The additional floor level lacks appropriate graduation with the prevailing two-storey scale of neighboring period buildings and would result in an overtly dominant and visually incongruous feature in the streetscape.
  • The applicant failed to provide a robust, evidence-based assessment of daylight, sunlight, and overshadowing impacts, which is a substantive requirement for taller buildings under the Development Plan.
  • The proposal would result in a material diminishment of residential and visual amenities and would set an undesirable precedent for ad-hoc, piecemeal height increases in a sensitive urban context.

Cited Policies (CDP)

Zoning Objective Z1Policy QHSN6Policy QHSN10Policy QHSN36Policy QHSN37Policy QHSN38Policy QHSN39Section 4.5.4Policy SC15 to SC17Policy SC19 to SC23Section 15.2.3Section 15.4Section 15.5Section 15.8Section 15.9Appendix 3 (Achieving Sustainable Compact Growth)Appendix 5 (Transport and Mobility)Appendix 16 (Sunlight and Daylight)

Decision Document Summary

The applicant sought permission for modifications to a previously permitted development (ABP-309667-21) at Clanbrassil Street Upper, Dublin 8. The primary changes included increasing the unit count from 24 to 27 and adding a fifth storey to 'Block 2'. The site is located in Portobello, an area characterized by two-storey period buildings and high-density but low-rise residential development. The Inspector noted that while national policy encourages densification, this specific site is not identi...
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