Planning Application In respect of a Build-to-Rent Residential Development at Roselawn and Aberdour, Stillorgan Road, Foxrock, Dublin 18 Submitted ...
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Planning Application
In respect of a Build-to-Rent Residential Development at
Roselawn and Aberdour,
Stillorgan Road,
Foxrock,
Dublin 18
Submitted on Behalf of
Granville Hall Partnership
March 2019
1.0 INTRODUCTION
1.1 Application for Development
1.2 Summary of the Proposed Development
2.0 RATIONALE FOR THE PROPOSED BUILD-TO-RENT DEVELOPMENT
2.1 Understanding the Build-to-Rent Typology
2.1.1 Recent Research Supports the Need to Provide an Alternative Housing Model
2.2 Responding to Policy Set out in the Sustainable Urban Housing: Design Standards for
New Apartments (March 2018) and the Dún Laoghaire-Rathdown Development Plan
2016-2022 Relating to Demographic Changes
2.3 Location is Eminently Suitable for ‘Built-to-Rent’ Accommodation as the Site is Well
Served by Public Transport Providing Easy Access to a Range of Employment Locations
2.3.1 Bus Connects
2.3.2 Luas Green Line
2.3.3 MetroLink and Luas Future
2.4 In Addition to Frequent Public Transport Options Available Adjacent to the Site, there
are Significant Employment Locations within Easy Walking / Cycling Distance of the
Subject Site
2.5 There are a Wide Range of Existing Services, Social and Community Facilities Within
Walking/Cycling Distance of the Site that will Serve the Needs of Future Residents
2.5.1 Strategic Cycle Network
3.0 SITE LOCATION AND DESCRIPTION
3.1 Site Location
3.2 Site Description
4.0 PLANNING HISTORY
4.1 Overview of Relevant Planning Applications at the Subject Site
4.1.1 Relevant Application at Subject Lands – Extant Permission for 48 No. Units
4.2 Relevant Planning Applications on Proximate Lands
4.2.1 Former Blakes and Esmond Motors Student Accommodation and Apartments
5.0 PRE-PLANNING CONSULTATION
5.1 Pre-planning Meeting No. 1 with Dún Laoghaire-Rathdown County Council
5.2 Pre-Planning Meeting N0. 1 with Dún Laoghaire-Rathdown County Council - 27th
September 2018
5.3 Pre-Planning Meeting N0. 2 with Dún Laoghaire-Rathdown County Council - 14th
November 2018
5.4 Pre-planning Consultation with An Bord Pleanála – 13th February 2019
5.5 Part V
5.5.1 Part V Consultation Meeting with Dun Laoghaire Rathdown County Council on
Wednesday 28th November 2018
1|Page
6.0 PROPOSED DEVELOPMENT IN DETAIL
6.1 Description of the Proposed Development
6.2 Key Site Statistics
6.3 The Form of Development Has Sought to Respect the Planning Parameters Established
in Extant Permission Pertaining to Part of the Site
6.4 Separation Distances
6.5 Height and Massing
6.6 Density
6.7 Design Rationale
7.0 PLANNING POLICY CONTEXT
7.1 Relevant Development Management Standards
7.2 National Policy
7.2.1 National Planning Framework – Project Ireland 2040
7.2.2 Urban Development and Building Heights Guidelines for Planning Authorities (December
2018)
7.2.3 Sustainable Urban Housing Design Standards for New Apartments, Guidelines for
Planning Authorities, March 2018 (Apartment Guidelines).
7.3 Dún Laoghaire-Rathdown County Development Plan 2016-2022
7.3.1 Zoning
7.3.2 Infill Development
7.4 Density
7.5 Building Height
7.6 Dwelling Mix
7.7 Minimum Residential Development Standards
7.8 Communal Open Space
7.9 Dual Aspect
7.10 Car Parking
7.11 Bicycle Parking
7.12 Conclusion
8.0 CONCLUSION
2|Pa g e
An Bord Pleanála
No. 64 Marlborough Street
Dublin 1
Wednesday, 27th March 2019
Dear Sir/Madam
RE: STRATEGIC HOUSING DEVELOPMENT FOR THE DEMOLITION OF THE EXISTING
STRUCTURES ON SITE AND CONSTRUCTION OF A BUILD-TO-RENT RESIDENTIAL
DEVELOPMENT COMPRISING 142 NO. APARTMENTS (73 NO. ONE BED
APARTMENTS, 68 NO. TWO BED APARTMENTS AND 1 NO. THREE BED APARTMENT)
AT ROSELAWN AND ABERDOUR, STILLORGAN ROAD, FOXROCK, DUBLIN 18
1.0 INTRODUCTION
1.1 Application for Development
The subject planning application falls within the remit of Strategic Housing Development as
defined in Section 3 of the Planning and Development (Housing) and Residential Tenancies
Act 2016 (amended July 2018) as “strategic housing development”, which means—
‘(a) the development of 100 or more houses on land zoned for residential use or for a
mixture of residential and other uses.’
The subject planning application which proposes a Build-to-Rent development at Roselawn
and Aberdour, Stillorgan Road, Foxrock, Dublin 18 has been prepared by a multi-disciplinary
team on behalf of Granville Hall Partnership as set out in the Table below:
Company Name & Address Documents Prepared
Thornton O’Connor Town Planning → Planning Report
→ Statement of Consistency
No. 1 Kilmacud Road, → Environmental Report
Dundrum,
Dublin 14
Henry J. Lyons Architects → Drawings
→ Design Statement
Nos. 51-54 Pearse Street,
Dublin 21
1
Topographical Survey provided by Coastways Ireland Limited
Waterman Moylan → Traffic Impact Assessment
→ DMURS Statement of Consistency
Block S, → Infrastructure /Engineering Report
East Point Business Park, → Flood Risk Assessment)
Dublin 3 → Mobility Management Plan
→ Construction and Environmental
Management Plan
→ Drainage Drawings
→ Detail Drawings
The Tree File → Tree Impact Assessment
→ Drawings
Ashgrove House,
Kill Avenue,
Dun Laoghaire
BPG3 → Daylight Assessment
Fumbally Exchange,
No. 5 Dame Lane,
Dublin 2
Openfield Ecology → Appropriate Assessment Screening
→ Ecological Impact Assessment
No. 12 Maple Avenue,
Castleknock,
Dublin 15
Axiseng → Lighting Study
→ Sustainability Statement
No. 47 Mount Street Upper,
Dublin 2
Pederson Focus → Photomontages
No. 4 Combermere Woods,
Glounthaune,
Co. Cork
Mitchell & Associates Landscape → Landscape and Visual Assessment
Architects → Landscape Masterplan
→ Drawings
Unit 5 Woodpark,
The Rise,
Glasnevin,
Dublin 9
AWN → Construction and Demolition Waste
Management Plan
The Tecpro Building, → Operational Waste Management Plan
→ Acoustics
4|Page
Clonshaugh Business & Technology
Park,
Dublin 17
Cathal Crimmins Architect → Heritage Assessment
The Courtyard‚ No. 40 Main Street,
Blackrock,
County Dublin
Future Analytics → Childcare Study
No. 23 Fitzwilliam Square (South),
Dublin 2
The subject lands have recently been purchased by our Client with the intention of
developing a high-quality purpose-built Build-to-Rent development. The proposed
development comprises the provision of 142 No. apartment units on a plot of land that is
significantly underutilised and characterised by urban decay at an accessible location directly
adjacent to a highly efficient Quality Bus Corridor.
1.2 Summary of the Proposed Development
The development will principally consist of: the demolition of the existing structures on site
(1 No. vacant dwelling (240 sq m) and 1 No. part built dwelling (301 sq m)) and the provision
of a Build-to-Rent residential development comprising 142 No. apartments (73 No. one bed
apartments, 68 No. two bed apartments and 1 No. three bed apartment). The development
is principally provided in 2 No. blocks as follows: Block A to the south-west of the site ranges
in height from part-five to part-seven storeys over basement and Block B to the north-east
of the site ranges in height from part-single storey (lower ground floor) to part-five storeys
over part undercroft/part basement. The scheme includes communal amenity facilities (358
sq m) comprising social integration space in a stand-alone single storey garden pavilion block
(80 sq m) and a gymnasium, multifunctional area and work lounge in Block B (278 sq m).
The development also proposes a pedestrian and cycle link from the N11 to Granville Road
via Knocksinna Court; permanent vehicular access off Knocksinna Court via Granville Road
and temporary construction access off the N11; provision of a gate for emergency access
towards the south-western corner of the site onto the N11; works to Knocksinna Court
including the provision of a new footpath on the northern side, landscaping, installation of
foul and surface water sewers along the roadway and the provision of double yellow lines; 91
No. car parking spaces (81 No. at part undercroft/part basement level and 10 No. at surface
level); set down area; bicycle parking; bin storage; boundary treatments; hard and soft
landscaping; lighting; plant; sedum roofs; substation; lighting; and all other associated site
works above and below ground.
The gross floor space of the development is 11,199 sq m in addition to a part undercroft/part
basement measuring 3,332 sq m principally providing car and cycle parking, and plant.
5|Pa g e
2.0 RATIONALE FOR THE PROPOSED BUILD-TO-RENT DEVELOPMENT
The subject site has recently been purchased by the Applicant with the intention of
developing a Build-to-Rent scheme which will provide short-medium term accommodation
on a key accessible site adjacent to a major transport corridor in South Dublin.
2.1 Understanding the Build-to-Rent Typology
Build-to-Rent is a new form of housing development in terms of government policies seeking
to deliver a viable long-term housing solution beyond traditional home ownership for those
seeking an alternative to our current housing mix. These developments consist of purpose-
built residential units which are managed and maintained and include communal spaces,
which will contribute to the residential amenity and sustainable development of apartment
stock.
It is well documented in the media there is a critical shortage of affordable housing in the
Country. This new form of building typology was introduced in the Sustainable Urban Housing
Design Standards for New Apartments (March 2018) and seeks to directly address these
issues. The Guidelines note that:
‘To date rental only developments at scale in Ireland have been limited. ‘Build-to-
Rent’ (or BTR) can be defined as:
Purpose-built residential accommodation and associated amenities built
specifically for long-term rental that is managed and serviced in an institutional
manner by an institutional landlord.’
The Guidelines further note that Build-to-Rent developments:
‘can provide a viable long term housing solution to households where home-
ownership may not be a priority, such people starting out on their careers and
who frequently move between countries in the pursuance of career and skills
development in the modern knowledge-based economy.’
In its analysis of evolving housing need the Apartment Guidelines recognise the changing
nature of the underlying demographic and demand factors on the existing housing supply.
The policy outlines the underlying shift in demand pressures as follows:
‘The 2016 Census indicates that 1-2 person households now comprise a majority of
households and this trend is set continue, yet Ireland has only one-quarter the EU
average of apartments as a proportion of housing stock. Dublin as a whole has
approximately one-third the rate of apartments as comparable cities in Europe, with
which it competes for investment and talent to secure continued growth and
prosperity.’ [Our Emphasis.]
As part of housing need, economic pressure, and EU and international competitiveness
Ireland’s housing stock needs to adapt to changing circumstances. Family homes are
increasingly unaffordable for first time buyers, and more transient high skilled employees
are becoming priced out of our meager rental supply. The Apartment Guidelines note:
6|Page
‘… the trend whereby jobs have been increasingly located in and around Ireland’s cities
larger towns, and notwithstanding improvements in technology and the availability of
broadband, it is likely to continue. While the availability of a range of employment is
one of the reasons that skilled migrants are more likely to seek to locate in urban areas,
this is also dependent on the availability of a choice of suitable accommodation.’
[Our Emphasis]
2.1.1 Recent Research Supports the Need to Provide an Alternative Housing Model
Deloitte recently published its pre-budget analysis (2019)2 and states that ‘the decline in the
number of residential landlords is compounding supply issues in our property market’ but notes
that new residential policies aim to address this.
There is a change in the nature of housing demand, not just from a market perspective, but
from a demographic shift. We note the following comments from the research completed
by Knight Frank entitled ‘The Dublin PRS Report’3 which states:
‘There has been a cultural shift in attitudes towards renting in recognition of the
flexibility it offers, with this demand particularly strong from the young, internationally
mobile professionals working in the tech and finance sectors.’
The research also notes the demographic shifts underlying these trends:
‘Ireland is experiencing a population boom, providing a natural long-term source of
demand for housing. Over the period 1991-2016 the population grew by 34% compared
to a growth rate of 7% for the EU as a whole.’
This population growth has particularly concentrated itself on Ireland’s urban centres,
principally in the Greater Dublin Region. Current projections anticipate this growth to
continue. The Report notes:
‘…Dublin is undergoing a population boom with the population set to increase by
292,400 – or 21.7% between 2016 and 2040 according to the ERSI.’
Multiple factors are contributing to this, such as fertility, inward migration, a mobile
workforce, and returning emigrants of varying ages. Ireland is currently bucking the trend of
current EU member states, which positively contributes towards our economic
competitiveness and diversity.
‘A high fertility rate in conjunction with low mortality rates has resulted in Irelands
natural population growth being the highest in Europe at 6.6% in 2017, far ahead of
the second highest of Cyprus which had an increase of 3.8%.
2 https://www2.deloitte.com/ie/en/pages/tax/articles/pre-budget-real-estate.html
3https://content.knightfrank.com/research/1601/documents/en/the-dublin-prs-report-2018-5830.pdf
7|Pa g e
The high growth rate is set to continue with Eurostat projecting that the population of
Ireland will increase by 28.2% to 2080, compared to just 0.6% for the EU 28. [Sic]’
(Frank Knight)
However, with the pressures on housing supply and the rental sectors, there is an increasing
gap between affordability and appropriate living standards, when it comes to residential
supply. To continue to balance the needs of a growing population and maintain sustainable
planning practices we must be cognisant of the evolving nature of the rental sector. In their
2019 pre-budget observations Deloitte outlined the current climate as follows:
‘With FDI remaining crucial to Ireland Inc., it is imperative that action is taken to
improve the supply of available stock to ensure Ireland does not lose out due to an
inability to house new workers.’
The Knight Frank research on PRS also lays out how the rental market is adapting to provide
and service the new housing typology of Build-to-Rent.
‘The transition from a buy-to-rent to a build-to-rent market will be driven by the drying-
up of standing investment opportunities coupled with the positive market
fundamentals that BTR investors seek.’
The publishing of the National Planning Framework (Ireland 2040), the results for Census
2016, and the Urban Development and Building Height Guidelines, December 2018 have
changed the perspective of how planning and housing delivery must respond to demand.
The National Planning Framework (NPF) estimates a need to house one million new people
by 2040, focusing development on the top 5 cities, some 50% of that development within
Dublin. This new development is to be targeted at brownfield and infill sites first. Sustainable
and accessible sites near transport and employment have priority, and new mechanisms
such as Build-to-Rent apartments are a means of achieving this densification.
A key benefit of Build-to-Rent development is the potential to accelerate the delivery of new
housing at a significantly greater scale than at present. This potential can make a significant
contribution to the required increase in housing supply nationally, identified by Rebuilding
Ireland, and the scale of increased urban housing provision envisaged by the National
Planning Framework.
To meet current housing demands and contribute to consolidated sustainable growth, Build-
to-Rent schemes offer a maintained and high standard accommodation with relative
security of a management company. Specific Planning Policy Requirement 7 as set out in the
Apartment Guidelines, 2018 notes that Build-to-Rent developments must remain as a
managed accommodation for 15 years, and that no individual units are sold or rented
separately for this period of time. Build-to-Rent as a housing typology offers the opportunity
to hasten the delivery of new quality housing at a time of an acute housing crises.
2.2 Responding to Policy Set out in the Sustainable Urban Housing: Design Standards for
New Apartments (March 2018) and the Dún Laoghaire-Rathdown Development Plan
2016-2022 Relating to Demographic Changes
We note that Section 8.2.3.3(iii) of the Dún Laoghaire-Rathdown Development Plan 2016-
2022 states:
8|Pa g e
‘CSO results from the 2011 Census indicate that 55% of all private households are
composed of one or two persons in the County, compared to the 53% Nationally.
These 2011 results also indicated that 62% of private households in the County were
residing in detached or semi-detached houses with 19.4% in a flat or apartment.’
The Dún Laoghaire-Rathdown Development Plan 2016-2022 recognises that a wider mix of
housing and apartment types are required within its functional area with Policy RES7
(‘Overall Housing Mix’) stating:
‘The provision of a range of housing types and sizes in the County will increase in
importance as trends show a decline in family housing and an increase in elderly
and single person households. Many of the new households that will form in the
County during the period of this Development Plan will be below the current average
size and will often consist of one or two persons.’ [Our Emphasis].
Due to the acute housing shortage prevailing and the significant demand that exists in the
Dún Laoghaire area, the subject lands have been identified as an eminently suitable location
for ‘Build-to-Rent’ Accommodation which can provide purpose-built accommodation to
meet the housing needs of a greater number of persons.
The Apartment Guidelines identify the location of the application site as a ‘Central and/or
Accessible Urban Location’ as the site is ‘within easy walking distance (i.e. up to 5 minutes or
400-500m) to / from high frequency (i.e. min 10 minute peak hour frequency) urban bus
services.’ [Our Emphasis]
The subject site is located adjacent to the N11 Quality Bus Corridor which provides easy
access to locations such as the City Centre, Dun Laoghaire and Stillorgan therefore is
considered a central and accessible urban location (public transport availability discussed in
more detail in Section 2.4).
The Apartment Guidelines state that ‘in more central locations that are well served by public
transport, the default policy is for car parking provisions to be minimised, substantially
reduced or wholly eliminated in certain circumstances. It is considered that (private) car
parking provisions may be reduced as part of the proposal given the future tenure,
accessibility of the subject site and the location of the N11 QBC station adjacent to the
site.
The Guidelines acknowledge that ‘ongoing demographic and societal changes mean that in
addition to families with children, the expanding categorises of household that may wish to be
accommodated in apartments include:
• Young professionals and workers generally;
• Those families with no children and ‘downsizers’;
• Older people, in both independent and assisted living settings.’
The proposed development is predominately targeted at ‘young professionals and workers’
as identified above. The Guidelines outline that the available choice of suitable tenure plays
a role in attracting skilled migrants to locate within urban centres, as such the proposed
scheme directly responds to the housing demand for one-bedroom units. The proposal is
fully compliant with the Apartment Guidelines in terms of communal facilities, refuge
storage, communal amenity space, bicycle parking and storage provided within the scheme
9|Pagewhich will be discussed throughout the report and the associated technical documents. As
such, the provision of a Build-to-Rent scheme providing 142 No. units comprising 73 No. one
bed units, 68 No. two bed units and 1 No. three bed unit provides a welcome alternative in
the County.
2.3 Location is Eminently Suitable for ‘Built-to-Rent’ Accommodation as the Site is Well
Served by Public Transport Providing Easy Access to a Range of Employment Locations
The site is well served by public transport with many bus stops located on the N11 Stillorgan
Road which is a Quality Bus Corridor, in addition to many bus stops located on Newtownpark
Avenue. These bus routes provide frequent access to the City Centre, Stillorgan, Dún
Laoghaire, Sandyford Business District and Tallaght for example. The provision of an
upgraded pedestrian and cycle link from the N11 to Knocksinna Court/Granville Road
proposed as part of the development will ensure that future residents and existing residents
in the surrounding local area will have the opportunity to easily access proximate bus
services along the Quality Bus Corridor at a location that is subject to passive surveillance for
enhanced safety.
The following table provides a summary of the bus routes that stop in close proximity to the
site along the N11 Quality Bus Corridor (c. 2 – 5 minutes walking distance):
Local Bus Routes and where to Travel from:
Bus Route Direction/ Bus Distance to Stop Peak Frequency Off-Peak
Stop Frequency
46A To Dun Laoghaire: 190 m 6-8 Minutes 10 Minutes
Stop No. 2016
46A To Phoenix Park 400 m 6-8 Minutes 10 Minutes
(Via N11 to City
Centre):
Stop No. 2062
75 /75A To Dun Laoghaire: 190 m 30 Minutes 50 Minutes
Stop No. 2016
75/ 75 A To Tallaght: 600 m 30 Minutes 50 Minutes
Stop No. 2060
145 To City Centre: 400 m Every 10 Minutes Every 20 Minutes
Stop No. 2062
145 To Bray: 190 m Every 10 Minutes Every 20 Minutes
Stop No. 2016
Table 1: Summary of the Bus Routes that Stop in Close Proximity to the Site along
the N11 Quality Bus Corridor
(Source: Dublin Bus, Extracted by Thornton O’Connor Town Planning, 2019)
10 | P a g eFigure 2.1: Example of Bus Stops and Routes in the Vicinity of the Subject Lands
which are Identified in Red (Indicative).
(Source: Dublin Bus Real Time Information Online Map, Annotated by Thornton
O’Connor Town Planning, 2019)
11 | P a g eThe following tables demonstrate an example of the significant employment locations that
are easily accessible from the subject site via the Quality Bus Corridor.
Accessible Employment Along Quality Bus Corridor
Location Bus Route Stop Employers
No.
East Bound to Dún Laoghaire
Dún Laoghaire Dart 46A, 75 2039 Dun Laoghaire Rathdown County Council,
Station Harbour, Commissioners of Irish Lights, Image
Publication Ltd, Retail and Services
North West to City Centre Along N11
Stillorgan, Laurence 46A, 145 4727 Stillorgan College, Stillorgan Library, Retail/
Park Commercial, and Services
UCD Belfield 46A, 145 768 University College Dublin
Donnybrook / Nutley 46A, 145 770 RTE, St Vincent’ Hospital
Lane
Donnybrook Garage, 46A, 145 772 Dublin Bus, Ericsson, GoConqr, DOCOsoft,
Stillorgan Road Smurfit Kappa, Paddy Power Betfair, AIB, EPA
Morehampton Road 46A, 145 776 The Royal Hospital Donnybrook, Embassy’s,
(access Ballsbridge AIB/ Facebook, Zurich, Goodbody, RDS, Eirgrid,
via Herbert Park IBM,
Road)
Leeson Street, 46A, 145 906 AIB, Bank of Ireland, Amazon, CBRE, Embassy’s
Appian Way
(access to Burlington
Road)
Lesson Street, 46A, 145 909 Royal Victoria Eye and Ear Hospital,
Adelaide Road Department of Communications, Zendesk,
(access to Grand LinkedIn, SEAI, IDA Ireland
Canal Greenway)
DUBLIN CITY CENTRE (e.g. Government Departments, Google, Twitter, LinkedIn, Retail
Core etc.)
Table 2: Table Demonstrating Employment Locations Accessible from the Subject
Site via the N11 Quality Bus Corridor
(Source: Information Extracted from Dublin Bus, Google Maps and Various Employer
Websites, Collated by Thornton O’Connor Town Planning, 2019)
Outer Bus Routes and Employment Access
No. 75/ 75A Orbital Route - West to Tallaght
(30 min frequency at Peak times, 50 min off peak)
75A (Limited alternate route) via Sandyford Business District
Dundrum (Dundrum Town Centre)
(Local and Regional Commercial and Services, and smaller offices)
Ballinteer Village
(Retail and Services)
Nutgrove
(District Retail/ Commercial and Services, Nutgrove Business Park)
Rathfarnham
(Neighbourhood Retail/ Commercial and Services)
Tallaght
(South Dublin County Council District Centre -Regional Retail/Commercial, Healthcare,
Education, and Industry)
12 | P a g eRoute No. 145 South to Cherrywood and Bray
(10 min at Peak, 20 Min 0ff)
Cornelscourt
(Local Retail/ Commercial Services)
Cabinteely
(Local Retail/ Commercial Services, +Bank of Ireland Operations Centre)
Cherrywood /Bridesglen and Laughlinstown
(Regional Retail and Business Park e.g. Dell Ireland)
Shankill
(Local Retail and Services)
Bray Town
(Local Retail and Services, Tourism, Local Government, Film/TV and Light Industry)
Table 3: Employment Locations Accessible via Relevant Outer Bus Routes
(Source: Information Extracted from Dublin Bus, Google Maps and Various Employer
Websites, Collated by Thornton O’Connor Town Planning, 2019)
2.3.1 Bus Connects
In addition to the excellent bus services currently available adjacent to the subject site, Bus
Connects which is a comprehensive redesign of the existing Bus Network will receive
significant investment in the coming years. In tandem with the Bus Connects project is an
upgrade of Quality Bus Corridors for greater transport priority, pedestrian accessibility, and
cycling segregation.
Figure 2.2: Bus Connects All Day Network
(Source: Busconnects.ie, Annotated by Thornton O’Connor Town Planning, 2019,
Indicative Location of Subject Site Denoted in Yellow)
The subject site is located on the proposed “E” Corridor, which replaces existing services on
the N11 Quality Bus Corridor. The E services combine to serve a core route from Stillorgan
to Ballymun via the City Centre. The stated goal of this corridor is to have a frequency of 5
13 | P a g eNo. minutes or better throughout the day. This will increase frequencies compared to
current numbers as illustrated in Table 1 above (page 10).
At the crossroads with Newtownpark Avenue, circa 200 m from the subject site, will be the
S8 bus route. This route will link Dún Laoghaire Town Centre with Tallaght Village. The
frequency for this route will be between 2o No. minutes and 25 No. minutes all day.
The Dún Laoghaire-Rathdown Development Plan 2016-2022 identifies Sandyford,
Cherrywood and Dún Laoghaire as major locations of employment within the county with
between 1,001-2,838 No. jobs per 250 metres being recorded (as shown in Figure 2.1). The
subject site is easily accessible by public transport to all of these locations.
Subject Site
Figure 2.3: Map Showing Main Locations of Employment in Dún Laoghaire-
Rathdown County with the Subject Site Denoted by Purple Dot
(Indicative Only)
(Source: Dún Laoghaire Rathdown Development Plan 2016-2022)
As such, the provision of a Build-to-Rent development on this key underutilised site fronting
Stillorgan Road, will provide appropriate accommodation for the employees of the
numerous employment bases within the surrounding areas, as highlighted on the above
extract from the Dún Laoghaire Rathdown Development Plan 2016-2022.
14 | P a g e2.3.2 Luas Green Line
The Luas Green Line is an important Light Rail system serving the south east of Dublin, from
Sandyford/ Brides Glen, to Broombridge and the cross-city loop to O’Connell Street and
Parnell Street. The site is located approx. 1.5 km from Sandyford Luas stop and 1.7 km from
Central Park Luas stop (c. 7 minute and 9 minute cycle respectively), therefore providing
alternative travel opportunities for residents of the scheme to travel to places of work,
including Dublin City Centre and Cherrywood. The following Figures 2.4 and 2.5 detail the
frequency of trams currently available at both stops:
Figure 2.4: Luas Frequency and Sandyford Stop Monday-Friday
(Source: www.luas.ie)
Figure 2.5: Central Park Luas Stop Frequency Monday to Friday
(Source: www.luas.ie)
2.3.3 MetroLink and Luas Future
The National Transport Authority has a long-term strategic goal to expand the Luas Green
Line into its proposed Metro plans, now known as MetroLink. This involves a conversion of
the Luas Green Line as far as Charlemont and possibly Sandyford to a more intense use with
longer platforms. This will transform the capacity of the service and frequency on the line.
15 | P a g eThe complete MetroLink project will tunnel through the city centre to serve the Mater
Hospital, DCU, Ballymun, Dublin Airport, and Swords.
Figure 2.6: MetroLink Indicative Route, and Site Indicated by Red Triangle.
(Source: Metrolink.ie, annotated by Thornton O’Connor Town Planning, 2019)
We submit that the availability of frequent bus services adjacent to the subject site along the
N11 Quality Bus Corridor in addition to the proximate Green Line Luas demonstrates that
the subject site is in a highly accessible urban location which will allow future tenants of the
development easily access their place of employment. The proposed scheme will create a
highly sustainable development though the promotion of sustainable modes of transport.
2.4 In Addition to Frequent Public Transport Options Available Adjacent to the Site, there
are Significant Employment Locations within Easy Walking / Cycling Distance of the
Subject Site
In addition to the range of significant employers available by public transport, there are
numerous large employers situated within walking and cycle distance of the site. For
example, employment bases such as Sandyford Industrial Estate, located c.2.9km (13 minute
cycle) from the site, have major employers such as Salesforce. Additionally, companies such
16 | P a g eas Microsoft, SSE Airtricity and ICON are located within South County Business Park in
Leopardstown (c. 2.3km – 10 min cycle). According to the Sandyford Business District
(www.sbd.ie), there are currently 20,000 No. people employed in Sandyford Business
District. It states that it has the capacity to double that number and is growing quickly as an
increasing number of multinationals and indigenous companies relocate to the location.
The following table demonstrates the wide range of employment opportunities available
within walking/cycling distance from the subject site:
Active Travel and Local Employment
Employer Location Distance by
Foot/ Bicycle
Sandyford Business District
Microsoft Microsoft Campus, South County Business 2 Km
Park, Leopardstown
SSE Airtricity South County Business Park 1.9 Km
Vodafone Central Park, Leopardstown Road 2.1 Km
Beacon Private Hospital Blackthorn Drive, Beacon South Quarter, 2.9 Km
Sandyford
Sage Ireland Central Park, Leopardstown 2.1 Km
ICON South County Business Park 1.9 Km
Hibernia Corporate Finance Central Park (adjacent to Luas Stop) 1.7 Km
Dalata Hotel Group Burton Court, Leopardstown Road 1.8 Km
Bank of America Merrill Lynch Central Park, Leopardstown Road 2.1 Km
Ltd.
Chill Insurance Blackthorn Road, Sandyford 2.1 Km
Verizon Connect Ireland Blackthorn Road, Sandyford 2.1 Km
Salesforce Central Park, Leopardstown Road 2.1 Km
Prepay Power Corrig Road, Beacon South Quarter, 2.7 Km
Sandyford
ESB Networks (Maintenance Heather Road, Arena Road, Sandyford 2.3 Km
Division)
Leopardstown Racecourse Leopardstown Racecourse 2.2 Km
Alstrom Sandyford Luas Depot Blackthorn Avenue, Sandyford 2 km
N11 Corridor
St John of Gods Hospital Stillorgan Road 1.4 Km
(Mental Health, and Addiction
Services)
Belmont House Nursing Home Stillorgan Road 485 m
3D4 Medical Ltd. The Grange Apartments, Stillorgan Road 800 m
Deansgrange / Kill of the Grange
National Rehabilitation Rochestown Avenue 2.3 Km
Hospital
Danone Limited Deansgrange Business Park 1.6 Km
Korean Air Deansgrange Business Park 1.6 Km
Nutricia Ireland Deansgrange Business Park 1.6 Km
Baxter Healthcare Ltd. Deansgrange Business Park 1.6 Km
Dún Laoghaire Institute of Art Kill Avenue 2.3 Km
Design and Technology (IADT)
Table 4: Employment Opportunities Available within Walking/Cycling Distance
(Source: Information Extracted from Google Maps and Various Employer Websites,
Collated by Thornton O’Connor Town Planning, 2019)
17 | P a g eIn summary, it is considered that the proposed development will facilitate the housing needs
of both employees within walking and cycling distance of the application site and those
travelling by public transport to their place of employment.
2.5 There are a Wide Range of Existing Services, Social and Community Facilities Within
Walking/Cycling Distance of the Site that will Serve the Needs of Future Residents
In addition to the resident facilities and communal amenity spaces provided within the
scheme, there are many services in proximity to the application site. There are a number of
larger shopping centres such as Cornelscourt Shopping Centre located c. 2.2 km from the
site (7 min cycle/ Bus 46A & 145) and Stillorgan Shopping Centre located c.2.3 km (5 min cycle
/ Bus 75). Furthermore, Foxrock Village is located c. 2.3 km from the application site and
comprises local services such a pharmacy, butchers and post office.
In addition, there are many local services, social and community facilities proximate to the
site accessible by bike or by foot as demonstrated in Figure 2.7.
To Stillorgan Village
Figure 2.7: Social Facilities (Grey), Employment (Light Blue), Amenity (Green), and
Educational (Orange) Locations surrounding the Subject Site (Red)
(Source: Google Maps, Annotated by Thornton O’Connor Town Planning, 2019)
Service/ Type Location Distance Walking Cycling
Facility from Site
Simply Food Store Foxrock Avenue 850 Metres 9 minutes 2 minutes
Delicious
Londis Newsagents Foxrock Avenue 850 Metres 9 minutes 2 minutes
Kelly’s Beauty Salon/ Hair Foxrock Avenue 850 Metres 9 minutes 2 minutes
Salon Dressers
Pharmacy Pharmacy/ Foxrock Avenue 850 Metres 9 minutes 2 minutes
Health &
Wellbeing
St. Patrick’s Education Foxrock Avenue 1 km 11 minutes 3 minutes
Boys National
School
18 | P a g eBelmont Healthcare Stillorgan Road 500 Metres 6 minutes 2 minutes
Nursing Home
Liturgical Religion/ Newtownpark 230 Metres 3 minutes 3 minutes
Centre Spirituality Avenue
Willow House Childcare/ Newtownpark 450 Metres 5 minutes 4 minutes
Childcare Creche Avenue
Byne’s of Public House/ Stillorgan Road 500 Metres 6 minutes 5 minutes
Galloping Restaurant
Green
Loreto College Education Springfield Park 1 km 12 minutes 5 minutes
Foxrock
Church of Our Religion/ Stillorgan Road/ 800 Metres 9 minutes 2 minutes
Lady of Spirituality/ Kill Lane
Perpetual Community
Succour
Foxrock Golf Sport / Amenity Golf Lane / 1.6 km 20 minutes 8 minutes
Course Torquay Road
Leopardstown Public House/ Brewery Road/ 1.3 km 16 minutes 7 minutes
Inn Restaurant Leopardstown
Avenue
Spar Newsagents Brewery Road/ 1.3 km 15 minutes 7 minutes
Leopardstown
Avenue
Lidl Supermarket Kill of the 1.5 km 17 minutes 3 minutes
Grange
The Grange Public House Kill of the 1.6 km 18 minutes 4 minutes
Grange
Grange Pharmacy/ Kill of the 1.6 km 18 minutes 4 minutes
Pharmacy Health & Grange
Wellbeing
Insomnia Café Kill of the 1.6 km 18 minutes 4 minutes
Grange
F.X Buckleys Butchers Kill of the 1.6 km 18 minutes 4 minutes
Grange
Supervalu Supermarket Kill of the 1.7 km 19 minutes 5 minutes
Grange
Deansgrange Library/ Kill of the 1.5 km 17 minutes 4 minutes
Library Community Grange
Bank of Ireland Bank/ Financial Kill of the 1.5 km 17 minutes 4 minutes
Services Grange
Laura Lynn Healthcare/ Leopardstown 1.2 km 15 minutes 3 minutes
Children’s Community Road
Hospice
Leopardstown Sports/ Leopardstown 2 km 26 minutes 7 minutes
Racecourse Amenity/ Road
Entertainment
Therefore, it is clear from the examples above that there are a variety of facilities and services
located in close proximity to the subject site that the future residents of the scheme can
utilise of foot or bicycle. For the residents of the Build-to-Rent scheme the N11 is a key artery
to the city and allows easy access to wider opportunities. Within shorter range of the site, a
range of amenities, services, and education such as local secondary schools and childcare
can be reached on foot, with University College Dublin easily accessible via the N11 QBC.
19 | P a g e2.5.1 Strategic Cycle Network
There is currently some limited provision for cycle tracks along the Quality Bus Corridor. As
part of Bus Connects this infrastructure will be upgraded and segregated where possible. In
conjunction with the Dún Laoghaire-Rathdown County Council Development Plan 2016- 2022
also has its own wider strategic objectives for Cycle Networks.
Figure 2.8: Map Illustrating the Existing Radial Cycle Route (Orange) and Orbital
Cycle Route (Teal) Surrounding the Site (Purple Dot)(Indicative Only)
(Source: Dun Laoghaire Rathdown County Development Plan 2016 – 2022)
In 2013 the NTA commissioned a Cycle Network Plan for the Greater Dublin Area that aims
to create a more integrated regional network of cycle paths, segregated cycle ways, and
urban and regional greenways. The Dublin south central map (Sheet No. 7) covers much of
Dún Laoghaire–Rathdown and the subject site.
20 | P a g eFigure 2.9: Wider Network Plan Surrounding Subject Site, Primary (Red), Secondary
(Blue), Greenway (Green).
(Source: Draft NTA Greater Dublin Area Cycle Network Plan 2013, Proposed Cycle
Network Dublin South Central (Sheet No. N7) Annotated by Thornton
O’Connor Town Planning, 2019)
Therefore, it is clear that the subject lands are located at a highly accessible location that
benefits from high frequency public transport in addition to a wide range of local services
and amenities within cycle and walking distance. It is noted from the above that the cycling
infrastructure will be greatly improved in the coming years in proximity to the subject site.
2.6 There is an Acute Shortage of Rental Units Available in the Local Area
It is well documented that there is a critical shortage of residential accommodation in Ireland
and it is considered that the development of Build-to-Rent schemes have the potential to
emerge as a distinct segment within the overall accommodation sector. On 30th August 2018
Thornton O’Connor Town Planning conducted a search of rental properties (studio, 1 bed
and 2 bed) available to rent in within the surrounding area (using daft.ie). It is noted that
there was just 1 No. property to rent within 1 km, a studio apartment.
An additional search of rental properties (studio, 1 bed and 2 bed) available to rent in within
the surrounding area (using daft.ie). was undertaken on 3rd December 2018. That search
found just 1 No. apartment available to rent – a two bedroom unit at the Galloping Green,
Stillorgan with a monthly rental price of €2,200.
A third search of rental properties within a 1km radius of the site was carried out on Tuesday,
19th March 2019 which found that just 1 No. 1 bed apartment was available at a monthly
rental price of €1,875. Some 6 No. 2 bed units were available on this date with weekly prices
ranging from €910 - €1,400 and monthly prices ranging from €2,200 to €2,300. There were 3
21 | P a g eNo. 4 bed units available in proximity to the site ranging in price from €2,600 to €2,750
monthly and €2,500 weekly.
Figure 2.10: Map Showing Accommodation Available to Rent within 1km Radius (Red
Circle) of the Subject Site (Red Dot) (Indicative Only)
(Source: Daft.ie, Annotated by Thornton O’Connor Town Planning, 2019)
We submit that there is a lack of affordable 1 and 2 bed apartments in the area and we
therefore consider that the proposed Build-to-Rent scheme will provide an alternative rental
option that delivers high quality social interaction/amenity spaces. As noted above, rental
properties are in very scarce supply in this area of Dublin. As a result of the disparity between
supply and demand in rental accommodation, the price of available properties has become
unaffordable for many workers as discussed in Section 2.7 below.
2.7 The Shortage of Housing Units in Dublin 18 Has Resulted in Rental Accommodation
Price Surges
As documented in an article in The Irish Times entitled ‘Average rents reach all-time high of
€1,304 per month’, as published on 17th August 2018, rental prices across the State are now
26% higher than Celtic Tiger peak. The article states that in Dublin, rents are now 34 %, or
almost €500 a month, higher than the previous high point a decade ago. The capital also has
the highest average rents in the country of €1,936 with rental growth running at 13.4 % in
the year to June.
At a more micro level analysis the subject lands are located in Dublin 18. The Daft.ie Rental
Price Report entitled ‘An analysis of recent trends in the Irish rental market 2018 Q4’
documents the very significant increase in rents for housing options over the past 12 months.
22 | P a g eAs documented in Table 3.1 below, the average monthly rental cost for a one bed apartment
in Dublin 18 is €1,565, which represents an increase of 8.1% in the past year. However as
documented in Section 2.6 above, there are just 1 No. one bed apartment available to rent
within 1km of the subject site. To rent an average house in Dublin 18 ranges from €1,817 to
€2,530 per month (dependent on number of bedrooms).
1 Bed 2 Bed 3 Bed 4 Bed 5 Bed
Apartments House House House House
Dublin 18 €1,565 €1,817 €2,114 €2,306 €2,530
Percentage +8.1% 9.4% 6.8% 6.8% 13.6%
Change
from Q4
2017
Figure 2.11: Average Rental Prices in Dublin 18
(Source: Abstracted from https://www.daft.ie/report/2018-Q2-rentalprice-daft-
report.pdf )
The Build-to-Rent scheme will provide an accommodation typology for persons looking to
rent close to services and employment opportunities on excellent public transport routes. In
addition, the provision of amenities and facilities for social interaction and integration within
the site will ensure a high-quality standard of living for the residents of the scheme. The
provision of a Build-to-Rent scheme at the subject site will therefore significantly contribute
to addressing the acute shortage of short-medium term residential accommodation within
Dublin which has had associated impacts on rental costs and housing affordability.
23 | P a g e3.0 SITE LOCATION AND DESCRIPTION
3.1 Site Location
The subject site has an area of 8,525 sq m (0.85ha) and is located on the northern side of the
N11 Stillorgan Road (see Figure 3.1 below). The lands are located to the south east of the
junction of the N11 with Newtownpark Avenue. The site is bounded on three sides by
relatively low-density residential dwellings and is bounded by the N11 along its south-
western boundary. The dwellings in the immediate vicinity of the site are generally two
storeys in height.
Knocksinna Court runs through the north east of the site and connects the site with Granville
Road. A new access point will be provided from Knocksinna Court to the site and upgrading
works will also be carried out to Knocksinna Court (including a new 2 m wide footpath on the
northern side of the road to improve connectivity) to facilitate a high-quality pedestrian link
from Granville Road to the N11. This physical link is currently overgrown and impassable (see
Figure 3.2 below).
Figure 3.1: Location of Subject Site (Indicative Site Boundary Outlined in Red)
(Source: www.myplan.ie, Annotated by Thornton O’Connor Town Planning,
2019)
24 | P a g eFigure 3.2: Photographs of the Pedestrian Link Demonstrating that it is Currently
Overgrown and Impassable
Source: Mitchells & Associates, 2019
Figure 3.3: Aerial View of Subject Site, Indicative Site Boundary in Red
(Source: Google Maps, Annotated by Thornton O’Connor Town Planning, 2019)
25 | P a g e3.2 Site Description
The subject site is residential and brownfield in nature. The site currently comprises 1 No.
part constructed dwelling house (Aberdour) and 1 No. vacant dwelling (Roselawn). The site
known as Aberdour, the largest proportion of the development (c. 6,400 sq m) is in an
overgrown state (see Figure 3.4 below). It has significant road frontage on the N11 Dual-
Carriageway and is located off Knocksinna Court. It currently consists of 1 No. detached
incomplete blockwork building of detreating quality and extensive vandalism and is in a poor
state of repair.
The remainder of the site is to the north west of Aberdour and is known as ‘Roselawn’ (c. 2,
125 sq m) and features 1 No. vacant detached dwelling (Figure 3.5 below). This two storey
dwelling consists of a hipped roof and four bay profile with balcony to the front. It is currently
boarded up, in a state of neglect, and has been repeatedly vandalised over time. As a result,
the dwelling is in poor condition, and as detailed in the Conservation Assessment prepared
by Cathal Crimmins Architects enclosed with this application, is not considered to be of
architectural or heritage significance.
Figure 3.4: Photograph Showing the Part Built Dwelling on Aberdour Site
(Source: Thornton O’Connor Town Planning, 2018)
26 | P a g eFigure 3.5: Photograph Showing the Existing Dwelling at the Site Formerly Known
as Roselawn
(Source: Thornton O’Connor Town Planning, 2018)
Knocksinna Court, which forms part of the north eastern corner of the site provides access
onto Granville Road. It is proposed to provide a 2 metre path on the northern side of
Knocksinna Court as part of the proposed development, in addition to double yellow lines.
Figure 3.6: Aerial View of the Subject Site (Indicative Site Boundary Outlined in Red)
(Source: Bing Maps, Annotated by Thornton O’Connor Town Planning, 2019)
27 | P a g e4.0 PLANNING HISTORY
4.1 Overview of Relevant Planning Applications at the Subject Site
The Dún Laoghaire-Rathdown County Council online planning search facility demonstrates
that part of the subject lands (Aberdour) has been subject to 4 No. planning applications as
summarised below:
1. Reg. Ref.: D04A/0778: Construction of 2 No. two storey detached dwellings with single
storey garages and ancillary works in the grounds of Aberdour.
2. Reg. Ref.: D04A/1072 Construction of 2 No. two storey detached dwellings with single
storey garages and ancillary works in the grounds of Aberdour.
3. Reg. Ref.: D08A/0028: Permission sought to revise approved planning applications
D04A/1072 & D04A/0778.
4. Reg. Ref. D16A/0904: Permission principally comprising the demolition of the partly
constructed dwelling and the construction of a residential development of 48 No.
apartments.
The key application of relevance to this application is the most recent Reg. Ref. D16A/0904,
which is discussed in detail in Section 4.1.1 below.
As per the map below, the Dún Laoghaire-Rathdown County Council online register contains
no record of any planning applications at the Roselawn part of the subject site.
Roselawn
Aberdour
Figure 4.1: Extract from Dún Laoghaire-Rathdown County Council Map Based
Online Search Facility
(Source: www.dlrcoco.ie/en/planning/planning-applications/planning applications-
online-search)
28 | P a g e4.1.2 Relevant Application at Subject Lands – Extant Permission for 48 No. Units
Reg. Ref. D16A/0904
Application Date: 7th December 2016
Location: 0.64 ha site comprising former Aberdour, Stillorgan Road,
pedestrian public right of way from Granville Road to Stillorgan Road
& carriageway & footpath off Knocksinna Court off Granville Road,
Foxrock, Dublin 18
Description: Permission for the demolition of partly constructed dwelling;
improvement of pedestrian public right of way; improvement of road
and footpath of Knocksinna Court; the construction of a residential
development having a gross floor area of c. 7,450 sq m (including
underground car park floor area of 2,050 sq m). The building will be
two-three and four-storey, plus penthouse level, over basement and
will provide for a total of 48 No. apartments (5 No. one bedroomed,
37 No. two bed-roomed and 6 No. three bed-roomed) on ground and
upper floors. The basement will accommodate 63 No. car spaces, 48
No. bicycle spaces, 3 motorbike spaces, bin store and general-
purpose room. 6 No. car spaces and 10 no. bicycle spaces will be
provided above ground. Vehicular access to the development will be
from Knocksinna Court.
The development will also consist of the permanent closure of the
existing vehicular entrance to Aberdour on the Stillorgan Road
(access and egress for emergency vehicles only), all associated site
formation and development works, landscaping, piped
infrastructure (including 1 no. below ground attenuation tank and 1
No. below ground interception storage tank) and plant.
DLRCC Decision: Grant Permission
Decision Date: 26th May 2017
ABP Ref. PL06D.248703
ABP Decision: Grant Permission
Final Grant Date: 1st November 2017
DLRCC Reg. Ref. D16A/0904 [ABP Ref. PL06D.248703] relates to the provision of a 48 No.
unit apartment scheme which was Granted Permission by Dun Laoghaire – Rathdown
County Council in May 2017 subject to conditions. Following a relatively large number of
Third Party Appeals (20 No. Appellants and 5 No. Observers), An Bord Pleanála decided to
Grant Permission for the development in November 2017.
The permitted development provided a U-shaped layout with heights of 5 No. storeys over
basement facing the N11, 4 No. storeys to the rear of the houses facing Granville Road and
2 storeys over undercroft adjacent to Knocksinna Court.
29 | P a g eFigure 4.2: Extracts from Dwg. No. 0508 entitled ‘Planning – Site Sections’
(Source: Dun Laoghaire – Rathdown Online Planning Database - Reg. Ref.
D16A/0904)
A number of key points from the assessment of the An Bord Pleanála Inspector’s Report are
set out below:
Visual Obtrusion/Overlooking
• The development will undoubtedly change the context of the existing residential
properties at Granville Road, Knocksinna Court and Humlegarden. However, given the
intervening distances and the proposed retention of existing mature vegetation, it is
considered that the scheme would not result in a significant degree of visual obtrusion
or overlooking.
30 | P a g eOvershadowing
• Having regard to the shadow analysis submitted, it is clear that the scheme would
result in some additional overshadowing of adjacent gardens to the north and east, i.e.
Granville Road and Knocksinna Court. However, the houses on Granville Road have
very large rear gardens (with the intervening vegetation retained) and the houses on
Knocksinna Court would be overshadowed to the front only. The likely degree of
overshadowing is considered acceptable on this basis.
Height
• The site is at a location that is suitable for a higher development. The scheme presents
a 5 No. storey elevation to the N11. Due to the fall in levels away from the road and the
retention of the existing 2.2m high granite wall, the ground floor will not be visible. The
proposed height is acceptable in the context of an established pattern of apartment
developments along the N11 and the Development Plan building height strategy.
Sightlines and Car Parking
• The junction between Knocksinna Court and Granville Road achieves satisfactory sight
distances in both directions (70 m), with regard to the requirements of DMURS and is
therefore satisfactory.
• The development includes 73 No. car parking spaces (as per the revised layout
submitted to the Planning Authority on 6th April 2017), comprising 66 No. spaces in the
basement car park and 7 No. surface parking spaces (visitor parking), including 3 No.
disabled spaces. The provision therefore meets development plan standards. Adequate
cycle parking is also provided. I note the Transportation Planning Report on file dated
27th April 2017, which states a requirement for 80 No. car parking spaces, to prevent
demand for on street parking in the vicinity. However, I consider that there should not
be any requirement for additional car parking above and beyond development plan
standards on a site adjoining a public transport corridor.
Trees
• There is a Development Plan tree protection objective relating to the subject site...The
proposed tree removal and protection approach is acceptable, and I am satisfied that
the development will not contravene the development plan tree protection objective
relating to the site.
The Board decided to Grant Permission for the development generally in accordance with
the Inspector’s recommendations and referred in their Reasons and Considerations to ‘the
site’s location in an established suburban area adjoining a public transport corridor’, ‘the nature,
scale and design of the proposed development’, ‘the availability in the area of a wide range of
social infrastructure’ and ‘to the pattern of existing and permitted development in the area.’
The permission has a life of 5 No. years and therefore will expire in December 2022.
31 | P a g e4.2 Relevant Planning Applications on Proximate Lands
There are a number of developments in recent years that have led to creative infill and
increased height and density along the N11 Dual-Carriageway within a few kilometers of the
subject site.
The following is a summary list of proximate developments of note which have been Granted
Permission and have established a high-density context along the N11 close to the subject
lands.
1. DLRCC Reg. Ref. D03A/1130 (ABP PL06D.206215)4:
Beechwood Court – 01st July 2004- 400 No. Residential units, and 6 No. assisted living
units, spread out over 11 No. blocks consisting of heights ranging from two stories to
eight storeys. Located c. 660 metres to the north west, with the tallest units facing the
N11.
2. DLRCC Reg. Ref. D03A/0750 (ABP PL06D.206308)5:
The Grange – 23rd September 2004 – A mixed use development consisting of 525 No.
residential units over nine blocks ranging in height from 3 No. storeys to 8 No. storeys,
86 No. nursing beds, a creche (349 sq m) and 4,154 sq m of office space in a 5 No. storey
block. Located c. 700 metres from the subject site.
3. DLRCC Reg. Ref. D04A/1054:
Merrion Hall – 23rd March 2005 – 45 No. apartments across a 5 No. storey main block
with a 7 No. storey corner element. Located c. 2.63 kilometres from the subject site,
along the N11.
4. DLRCC Reg. Ref. D04A/0627 (ABP PL06D.209957):
Booterstown Wood, South Hill Park – 09th June 2005- A development consisting of 62
No. Apartments in an ascending block of elements from 3-5 No. storey to an 8 No. storey
corner element. This development is c. 2.82 kilometres from the subject site.
5. SHD ABP PL0D6.300520 (Not Yet Implemented):
Former Blakes and Esmond Motors site, Lower Kilmacud Road, Stillorgan Road (N11),
and The Hill, Stillorgan – 16th March 2018 – 103 No. Apartments and 179 No. student
4 As amended by Reg. Ref. D05A/0011 / Do6A/1799 / Do6A/1800 / D07A/0882 / D07A/0883 / D07A/0885 and
D07A/0888
5 As amended by Reg. Ref. D05A/1688 / D05A/1689 / D05A/1016 / D05A/1453 / Do5A/0828 Do5A/1651 /
D05A/0752 and D05A/0831
32 | P a g eaccommodation units (576 No. Bed Spaces) (4 – 9 No. storeys with a maximum height
of 29.7 metres). The lands are positioned c. 1.5 kilometres from the subject site.
Figure 4.3: Location of Relevant Planning Decisions in Proximity to the Subject Site
(Source: Google Maps, Annotated by Thornton O’Connor Town Planning, 2018)
4.2.1 Former Blakes and Esmond Motors Student Accommodation and Apartments
This planning application is particularly relevant to the subject site as the Inspector noted in
assessing the Appeal that ‘national planning guidance favours higher densities and
consequently larger and taller buildings at appropriate locations’. This application proposed
heights of 4 – 9 No. storeys with a maximum height of 29.7 metres.
Reg. Ref. ABP PL06D.300520
Location: Former Blakes and Esmond Motors site, Lower Kilmacud Road,
Stillorgan Road (N11), and The Hill, Stillorgan, County Dublin.
Date of Lodgement: 20th December 2017
Description: Mixed use development comprising 179 no. student
accommodation units (576 no. bed spaces), 103 No. residential
apartment units, retail/cafe units, community sports hall and
associated student amenities (gym, study spaces and lounges).
Demolition of the existing vacant buildings at Blakes and
Esmonde Motors. Public realm improvements along Lower
Kilmacud Road and The Hill.
ABP Decision: Grant Permission
ABP Decision Date: 16th March 2018
Note: Decision pre-dates ‘Sustainable Urban Housing Design Standards
for New Apartments, Guidelines for Planning Authorities, March
2018’
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