4145/22
The development will consist of 28 no. car parking spaces (13 spaces for retail, 13 spaces for residential and 2 club car spaces (2 spaces of the allocation will be e-charging), 186 no. cycle spaces and bin stores and collection areas at lower ground level, 2 no. retail units with a total of 1,950 sq. m at ground floor level, coffee shop of 40 sq. m. facing Royal Canal Bank at lower ground level, 80 no. apartments (19 studios, 19 one bed, 41 two bed and 1 three bedroom apartments) overhead in upper floor development. With the exception of no. 168 Phibsborough Road, which is to be retained, the application proposes to demolish all the existing buildings on the site. The new buildings to North Circular Road shall be 6 storey in height (ground floor retail with apartments on upper floor) with an 8 storey apartment building at the corner of North Circular Road and Royal Canal bank with an 8 storey section above park level are proposed. Within, the site, the apartment buildings will surround a central amenity open space for residents. It is proposed to demolish 169 Phibsborough Road ad replace with a three storey building with vehicular entrance at ground floor level giving access to lower ground level parking and services. PV panels on the roof and c. 975 sq. m green roofs to be incorporated. A substation is also proposed together with all ancillary services.
Core Planning Reasoning
The Inspector recommended the omission of Condition No. 4, concluding that the proposed apartment unit mix is acceptable in this specific context and that the rigid application of the condition would likely render the development unviable, thereby perpetuating the dereliction and vacancy of a prominent brownfield site.
Decision Maker's Conclusion
- The proposed development provides a high-quality architectural and urban design response that successfully revitalizes a prominent, decaying brownfield corner site while sensitively retaining the character of No. 168 Phibsborough Road.
- Applying the strict unit mix requirements of Condition No. 4 would necessitate a loss of 10 residential units and likely result in an unviable project, which would be contrary to the proper planning and sustainable development of the area by leaving the site vacant.
- The proposed mix is considered acceptable under the flexibility provided by the Dublin City Development Plan and National Guidelines (SPPR 2), as it achieves sustainable density and compact growth in a highly accessible urban location served by future transport upgrades like Metrolink.
Cited Policies (CDP)
Decision Document Summary
This Inspector's Report evaluates a first-party appeal regarding a condition imposed on a mixed-use development at the 'Former Des Kelly Site' in Phibsborough, Dublin 7. The proposal involves the demolition of most existing structures (except the Victorian-era No. 168 Phibsborough Road) to construct 77 apartments (revised from 80), 2 retail units, and a coffee shop in buildings ranging from 3 to 8 storeys. The core issue is Condition No. 4, which required a minimum of 15% three-bedroom units and...PDF Document Missing
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