4153/22
The proposed development will consist of the demolition of 2 no. single storey existing bungalow dwellings on site (c.203.3 sq.m GFA total) and the construction of an apartment building ranging in height from 4-6 storeys comprising 47 no. 1 bed 'Housing for Older People' apartment units. The development also proposes approximately 366 sq.m of communal amenity space (278 sq.m landscaped communal open space and 88 sq.m internal communal amenity area), balconies/ terraces associated with individual apartment units, associated secure bicycle parking (54 no. spaces), surface level car parking (4 no. spaces), bin storage, ESB substation, boundary treatments, hard and soft landscaping and all other associated site works above and below ground on an overall site area of c. 1910 sq.m. Vehicular and pedestrian access to the development will be from new access points along Malahide Road.
Core Refusal Reason
The development was refused due to its excessive density and proximity to site boundaries which would prejudice the development potential of adjoining lands, its failure to comply with national apartment mix requirements (SPPR 1 & 2), and the provision of a substandard level of residential amenity for future occupants.
Decision Maker's Conclusion
- The proposed block's proximity to the southwest and northwest boundaries would seriously prejudice the future development potential of adjacent industrial-zoned (Z10) lands.
- The 100% provision of one-bedroom units contravenes the housing mix requirements of SPPR 1 and SPPR 2 of the 2020 Apartment Guidelines, and no specific justification from the local authority's housing department was provided.
- The design results in poor residential amenity for future occupants due to the necessity of 'squint windows' for 10 bedrooms, significant overshadowing from neighboring vegetation/buildings, and inadequate car parking provision for the location.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of two bungalows at 5 & 6 Malahide Road to construct a 4-6 storey block of 47 one-bedroom apartments specifically for older persons. While the site is zoned Z1 (Sustainable Residential Neighbourhoods) and the principle of housing for older people is supported by the Development Plan, the Inspector identified several critical failures. The density of 246 units per hectare is considered excessive for this outer suburban location. A major concern is the 'mirror ...PDF Document Missing
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