Fairview Residents Association has lodged an objection to a proposed development on the corner of Philipsburgh & Waverley Avenues (Plan No: 3745/10). See below for full version.
The site is zoned residential in the Dublin City Development Plan so Dublin City Council should not normally allow commercial/office use. This plus the traffic/parking issues and the incongruous architectural style are the main points of objection.
Proposal:
Planning permission is sought for the demolition of existing single storey storage shed to rear of existing property and the construction of a new part single/part two storey structure with roof lights. Ground floor is to consist of 37sqm approx ground floor storage area (with access to existing ground floor unit), new bin storage, access stairs to new 49sqm approx office unit at first floor level, new car port (all with ground floor access onto Waverley Avenue), and new shop front onto Philipsburgh Avenue, along with all associated site works.
Click here to view elevations etc.
FRA Objection
The Fairview Residents Association aims “to maintain and safeguard the interests of the people of the Fairview area in respect of their holdings, improve conditions and general amenities within the community and to build up a community spirit.” We intend to protect Fairview from inappropriate developments and will object where necessary in order to protect our environment.
In this regard, we would like to make the following observations to the proposed development on the above site: Plan No: 3745/10. This is submitted at the request of a number of the residents living close to the site.
It is our view that the proposed development is an overdevelopment of the site, does not provide adequate car parking and is badly designed and out of the character with the surrounding red brick period houses.
We object as follows:
Dublin City Development Plan
Zoning (Dublin City Development Plan): zoning is primarily residential for all roads off Philipsburgh including Waverley. The proposed development increases the commercial use on the site, i.e. an intensification of the use.
Inadequacy of car parking and increased volume of traffic
The proposed development would increase the volume of traffic on Philipsburgh / Waverley : these roads are very narrow and there have been recent problems with the 123 Bus and the increased volume of traffic on Philipsburgh. We already have a Spar and Bombay Pantry Take Away on the opposite side of Philipsburgh Avenue which create on-going on-street parking which then blocks the larger vehicles trying to get up and down Philipsburgh Avenue. There are already too many cars in the area and not enough parking in the surrounding area of this site. This proposed development will be detrimental to adjoining properties and effect on the amenities of the adjoining properties. It will increase traffic and parking problems.
Overdevelopment of the site: the size and scale of the development must be appropriate
Suitable open space – the open space that will remain at the back of the site is not adequate. The size and scale of the facility must be appropriate to the area.
Visual Amenity
Not in the interest of Visual Amenity: the proposed development would dominate and take away from the architectural attractiveness of the predominantly red brick period houses on Waverley Avenue. This proposed development will dominate the two-storey houses on Waverley and take away from their architectural attractiveness.
Poor Design
The proposed scheme is ill conceived, poorly designed and sub-standard in many respects.
Amenities of the adjoining residential properties
There would be a detrimental effect on the amenities of the adjoining properties: this is primarily an established residential area. Matters relating to “Amenity” are a legitimate planning concern. This proposed development will adversely affect the amenity currently enjoyed by the existing residents of the Waverley Avenue.
“Sustainable Development”
The primary consideration in adjudicating on any planning application is the “proper planning and sustainable development of the area”. It is expressly provided under Section 34 (1) of the Planning and Development Act 2000 that in making its decision in relation to an application for planning permission the planning authority shall be restricted to considering the proper planning and sustainable development “of the area”. “Of the area” means the local authority must consider the effect on the existing residents/property owners.
In summary:
It is our view that this development is an overdevelopment of the site, will not have adequate car parking provided and the proposed building design is also out of character with the surrounding area. It should be refused on the following grounds:
- by reason of its layout, scale, site coverage it constitutes overdevelopment of the site.
- the proposed development would seriously injure the amenities of the adjoining properties by reason of an overbearing appearance
- it is contrary to the “proper planning and sustainable development of the area”.
- It would contribute to the difficulties with traffic and parking in the surroundingroads
- the proposed development would be unduly obtrusive in the streetscape by reason of visual appearance and would seriously injure the amenities of the area.