Dublin City Council has decided to deny planning permission for a significant student accommodation development at Gowan House on Naas Road. The proposal, put forward by Malclose Ltd, aimed to construct a 941 bed-space student accommodation facility comprising two blocks of 15 and 11 storeys within Carriglea Business Park. However, the council’s evaluation highlighted several key reasons for the refusal.
Inadequate Alignment with City Planning Principles
The primary rationale behind the rejection of the proposal was its failure to conform to the concept of a 15-minute city. Dublin City Council emphasized the importance of developments that support the idea of a compact urban environment where essential services and amenities are within a short walking or cycling distance.
Concerns Raised by Dublin City Council
1. Lack of Residential Provision: The absence of residential units in the scheme was deemed contradictory to the zoning objectives outlined in the Dublin City Development Plan.
2. Distance from Educational Institutions: The site’s distance from third-level educational campuses raised concerns about accessibility and integration with the local academic infrastructure.
3. Industrial Estate Location: The placement of the development within the Carriglea industrial estate was deemed inappropriate, given its disconnection from retail outlets, amenities, and residential services.
4. Architectural Concerns: The council cited issues related to the scale and mass of the proposed 15-storey block, highlighting its impact on neighbouring properties in terms of reduced daylight and sunlight exposure.
5. Impact on Residential Amenities: The council expressed worries about the potential negative effects on the residential environment, emphasising the need to protect the quality of life for existing residents.
6. Urban Planning Principles: The proposal was criticised for promoting unsustainable travel patterns and limited access to essential services and amenities, which contradicts the vision of a well-connected and self-sufficient urban environment.
Developer’s Perspective:
Despite the refusal, Malclose Ltd, a subsidiary of Hollybrook Homes, believed that the location of the site near the Luas tram line made it an ideal spot for student accommodation. The company also intended to utilise the bed spaces for short-term rentals during student holiday periods.
Future Implications:
The rejection of this student accommodation scheme underscores the importance of aligning development proposals with city planning strategies and local zoning regulations. It also serves as a reminder of the need to balance housing demand with sustainable urban growth and community well-being.
Dublin City Council’s decision reflects a commitment to ensuring that new developments contribute positively to the city’s urban fabric while upholding key planning principles and addressing the needs of both current and future residents.
