An Bord Pleanála Ref.: PL 29S.235671 An Bord Pleanála Inspector’s Report Development: Permission to demolish building ‘Dunluce’ and construct 29 no. apartments and all associated works all at Dunluce, 21 Anglesea Road, Ballsbridge, Dublin 4. Planning Application: Planning Authority: Dublin City Council Planning Authority Reg. Ref.: 4049/09 Applicant: Mr. Tom Bailey. Type of Application: Permission Planning Authority Decision: Grant Permission Planning Appeal: Appellant(s): Multiple appeal from the following: 1. First party – Tom Bailey 2. Maghnus O’Donnell 3. Alan & Deirdre Barry 4. Pat Molloy 5. Michael Maher & Naomi Holland Type of Appeal(s): First Party against conditions Third Parties against permission Observers: Multiple as follows: 1. Tony Lyons 2. Cllr. Dermot Lacey 3. Alice M. Harrington 4. Peter Collins 5. Anslesea Road Residents Assoc. 6. Merrion Cricket Club 7. Richard Good 8. Claire & Leonard Chambers 9. Philip Chambers 10. Avril Chambers Date of inspection: 16 th March 2010 Inspector: A. Considine 29S.235671 An Bord Pleanala Page 1 of 24 1.0 THE SITE 1.1 The subject appeal site is located in the Ballsbridge area of Dublin City, to the south east of the City Centre. The surrounding area is mixed use with a strong residential element. The area of the appeal site is 0.49 hectares and is almost triangular in shape and is relatively flat. The appeal site is located off Anglesea Road and is located to the rear of existing residential properties fronting the Anglesea Road. The River Dodder is located to the rear of the site (west) with Herbert Park located across the river. There is a large detached, two storey over basement, dwelling house on the appeal site, called ‘Dunluce.’ A second residential property adjoins the appeal site, also set back from Anglesea Road, and this house is called ‘Somerset.’ The subject site is accessed via a small and narrow single lane driveway, which provides a break in the row of semi detached houses along Anglesea Road. The access to the site, off Anglesea Road, is marked by two gateposts with the property names of the houses to the rear on the appeal site. 1.2 To the south of the appeal site lies the grounds of the long established Merrion Cricket Club. The cricket ground is open in aspect with residential apartments to its southern boundary, the River Dodder to its western boundary, the rear of properties on Anglesea Road on its eastern boundary and the appeal site to the north. The boundary along the River Dodder is tree-lined and behind an embankment of approximately three meters in height. The cricket ground is flat and open and has a small single-storey clubhouse sited on the eastern boundary of the ground. The southern boundary of the appeal site is separated from the cricket ground by a slatted wooden fence with planting. 1.3 The western boundary of the subject appeal site is located just inside the line of the River Dodder and which is occupied by a number of mature trees along the line of the river. Mature trees also line the river on the Herbert Park side of the Dodder. To the east of the subject appeal site, the rear of properties which front onto Anglesea Road can be seen. The houses fronting Anglesea Road are two-storey semi-detached town houses, some of which have converted the roof spaces. On the opposite side of Anglesea Road to the east are a church and the Royal Dublin Society (RDS) Showgrounds. To the rear of the Anglesea Road properties, there is a change in level down towards the subject appeal site and where extensions to the rear of these properties has been undertaken, they are generally 3 storeys high. 1.4 The subject site also currently houses a large detached, two storey over basement, house, ‘Dunluce’, which is proposed to be demolished in order to accommodate the proposed development. This existing house has accommodation over two-storeys and has a rendered finish. The gardens of this house are mature and beautifully laid out. 29S.235671 An Bord Pleanala Page 2 of 24 2.0 PROPOSED DEVELOPMENT Permission is sought for a residential development on the c0.49 hectare site, comprising: - The demolition of the existing two storey dwelling ‘Dunluce’; - The construction of 29 apartments in 4 blocks. Block A (four storey over plinth level of +6.9m) containing 5 no. 2 bed and 1 no. 3 bed apartments and lower ground floor storage and plant. Block B (five storey over plinth level of +6.9m) containing 6 no. 2 bed and 1 no. 3 bed apartments, ground floor concierge office and meeting room and lower ground floor storage and plant. Block C (four storey over plinth level of +6.9m) containing 5 no 2 bed and 1 no. 3 bed apartments and lower ground floor storage and plant. Block D (six storey over plinth level of +6.9m) containing 9no. 2 bed and 1 no. 3 bed apartments and ancillary ground floor stores and office. - 33 no. car parking and 29 bicycle parking spaces will be provided at surface level. - All apartments have balconies and dedicated storage. - The existing access road from Anglesea Road will be widened to a carriageway width of 4.8m at a general level of +6.38m The development, as described above, comprises 4 blocks which are identified as A, B, C and D on a key plan on development drawing no 0715/ARB/PL/003. The proposed layout of the site provides that the car parking facilities will be located to the eastern boundary in the main, and the proposed 4 blocks will be located around a central open space area which provides for a flood plain storage pond area, lawn and a childrens play ground to be located to the western boundary, adjacent to the River Dodder. The proposed access to the site is indicated as being widened at its junction with Anglesea Road. In order to facilitate this widening, it is proposed to remove and set back, the existing side boundary wall associated with no. 17 Anglesea Road. This is a semi detached house and the area to be included in the widened access roadway provides the side access to the rear of this property. It is proposed that the new boundary wall for no. 17 Anglesea Road, will be along the gable end wall of the house. In support of the planning application, the following reports were submitted to Dublin City Council: 1. Preliminary BER Assessment from IN2 Engineering Design Partnership, dated July 2008 2. Civil & Services Design Report from Pat O’Gorman & Associates, Consulting Structural & Civil Engineers, dated October, 2009. This report provides information relating to proposed water supply, surface water drainage and foul sewers. The report also refers to proposals regarding rainwater harvesting. The design and size of the rainwater 29S.235671 An Bord Pleanala Page 3 of 24 harvesting tank is established by multiplying the catchment area (m²) by annual rainfall (mm) and dividing by the annual demand 1. It is concluded that the available ratio is to low to be adequately efficient for the full development. In this regard, it is proposed to use a rainwater harvesting system to serve just one block of the proposed development (5 no. units). 3. Transport Assessment from WSP Ireland Ltd, dated September, 2009. The focus of this report is based on two key areas, trip generation and the access arrangement for the development. The report concludes that the proposed development will generate 6 trips in the morning peak hour, with the existing house using the access amounting to 1 trip. Given these figures, it is concluded that the development will have a minimal impact on the local road network. In terms of the access arrangements, it is submitted that the existing lane is to be extended to 4.6m in width and that the access will be a shared surface. Examples of shared use surfacing is provided in the document, citing examples at Montague Street, Dublin, Pondbury and Newhall in England. In conclusion, the report states that access arrangement is wholly appropriate for a residential development of this scale. 4. Flood Risk Assessment & Management Plan from RPS Group, dated October, 2009. The objective of the report is stated as being to produce a robust Flood Risk Assessment for the site, addressing the requirements of Part 2 of the Justification Test, and to provide a Flood Management Plan that will provide flood resilience to the site, buildings and occupants during a flood event. The report refers to the River Dodder Catchment Flood Risk Assessment and Management Study (Dodder CFRAMS), 2007/2008, and the flood risk associated with the site is considered. In terms of the frequency of flooding, it is predicted that the site will become partly flooded at a 1 to 25 year event, most of the site is covered for the 1 to 50 year event and for the 1 to 100 year event, the entire site is covered by water. It is summarised that the threat of flooding of the site is very infrequent. The report concludes that the proposed development will not increase the flood risk elsewhere, that the threat of flooding of the site is infrequent and that the access road from Block A to Anglesea Road has a very low flood hazard rating. A number of flood management measures are proposed and it is stated that the proposed development has a lower level of risk than many existing dwellings on Anglesea Road. 1 The Water Framework Directive uses a figure of 200 litres per day per person as the EU average.