An Bord Pleanála has rejected plans for a major residential and retail development in Dublin on the former pitch and putt course used by Cadbury’s workers in Coolock on several grounds, including fears over its impact on a protected bird species and substandard accommodation.
The board rejected an appeal by developer, OTR Development Company, against the decision of Dublin City Council to refuse planning permission for the €200m project.
The company, which is linked to developer, Aidan Harrison’s Channor real estate group, had applied for permission for a mixed-used development on the site of the former Cadbury's pitch and putt course on Oscar Traynor Road in Coolock.
The development had provided for 330 residential units as well as 60 assisted living units and five retail units including a neighbourhood store which could sell alcohol.
The proposed scheme had also included a new community space along with a childcare facility.
The large-scale development was due to be arranged in six blocks ranging up to nine storeys in height on a 2.9-hectare site close to Northside Retail Park.
The prominent greenfield site in Coolock was put on the market in November 2019 with a €3.5 million guide price.
In its ruling, An Bord Pleanála agreed with Dublin City Council that it was not satisfied that the assisted living component of the project could be considered anything other than a residential use despite being commercially operated and managed.
It pointed out that no more than 70 per cent of the site could have one particular use under its zoning under the Dublin City Development Plan 2022-2028.
The board said the assisted living units taken in conjunction with the 330 apartments would provide for “an overly dominant portion for a single type of use on site.”
For that reason, it said the plans represented a material contravention of the zoning and would set an undesirable precedent for deviation from the objectives of such zoning if planning permission was granted.
An Bord Pleanála also rejected the developer’s appeal due to the board having reasonable scientific doubt about the robustness of the findings about the impact of the proposed development on the population of Light-Bellied Brent Geese in Dublin Bay.
The board also agreed with the local authority that the plans provided for a substandard level of amenity for a significant proportion of the apartments.
In particular, it highlighted inadequate daylight and sunlight levels for shared kitchen and living spaces in two apartment blocks and substandard outlook arrangements for some apartments in one building.
Consultants for OTR had claimed the proposed development would have allowed for an underutilised site to be brought forward for a mixed-use sustainable development with a wide range of residential and commercial uses “in a highly appropriate, appropriately zoned and strategic suburban location.”
The developer argued it was incorrect to consider the classification of the assisted living units as residential, while it had also modified its plans in relation to the block housing the assisted living units to provide more community use.
The owners of Northside Retail Park had expressed concern that the proposed development could have a detrimental impact on the future viability of its business.
