Planning precedent report

Pembroke Beach DAC intends to apply for permission for development for a 228 No. bedroom Hotel development (referred to as Phase 2B) (including a café, licenced bar / restaurant, business centre and ancillary elements) on this site of 15.06ha including lands known as the former Irish Glass Bottle & Fabrizia Sites, Poolbeg West, Dublin 4, focused primarily on a net site area of 0.211ha (identified as within the 'A1 Lands') in the Poolbeg West Strategic Development Zone (SDZ) Planning Scheme (April 2019) (as amended). The overall site is bounded to the: north-west by Sean Moore Road; north-east by South Bank Road; south-east by Dublin Port lands and Dublin Bay; and south-west by Sean Moore Park. The overall site subsumes the 4.3ha site of the 'Infrastructure Permission' (Reg. Ref. PWSDZ3270/19) for which Dublin City Council issued a Notification of Final Decision (10-year Permission) on 28 January 2020, permitting streets, transportation, water services and utilities' infrastructure; public realm and public amenity spaces (including the Village Green and Dog Park); and temporary landscaping of a school site, to facilitate Phase 1 development as provided for under the Poolbeg West SDZ Planning Scheme (2019) (as amended) as approved by An Bord Pleanála. The proposed Phase 2B Hotel Scheme development will consist of: • Construction of a 228 No. bedroom Hotel development ('Block Q') (10,593 sq m GFA (excluding basement)) comprising a 20 No. storey landmark tower (with set-back storey at Sixteenth Floor Level 16) over two levels of basement (2,054 sq m), to provide: Hotel and ancillary uses, café, licenced bar / restaurant and ancillary spaces, business centre; and ancillary back-of-house facilities / spaces (including ESB Substation and associated ancillary rooms, bin store, laundry store, staff changing rooms, staff canteen, staff office and sprinkler tank and associated spaces). • Provision of 8 No. car parking spaces (including 1 No. accessible car parking spaces) and 1 No. service vehicle delivery bay at Basement Level -01, provision of 24 No. secure long-stay bicycle parking spaces for staff at Basement Level -01, and provision of 16 No. new short-stay bicycle parking spaces at surface level for visitors and provision of 1 No. new cargo bicycle parking space at surface level to service the proposed Hotel. • Amendment of the permitted Phase 2 Residential Scheme (Reg. Ref. PWSDZ3700/24) and Phase A Commercial Scheme (Reg. Ref. PWSDZ3798/24): • In those external landscaped areas at Ground Floor Level in the immediate curtilage of the proposed Phase 2B Hotel Scheme site (including 'Gabbard Street' and 'South Bank Link Street') (within the focused site area) to facilitate amendments to permitted layouts, including the omission of 1 No. permitted EV-charging car parking space, the relocation of 1 No. accessible car parking space and 1 No. EV-charging car parking space, the relocation of 20 No. permitted short-stay bicycle parking spaces; provision of 1 No. new loading / pick-up/drop-off bay; addition of an access point on South Bank Link Street for proposed ESB substation, materials, urban tree locations and landscaping; • At substructure level to facilitate connections for vehicular movements, pedestrian movements and services between the permitted and proposed substructures. Accessing and servicing of the proposed Phase 2B Hotel Scheme development will be by way of 'Gabbard Street' (previously permitted under the Phase 2 Residential Scheme (Reg. Ref. PWSDZ3700/24) and the Phase A Commercial Scheme (Reg. Ref. PWSDZ3798/24) and also by the permitted vehicular ramp on 'Ouzel Street' to / from the basement of the permitted Phase 2 Residential Scheme (Reg. Ref. PWSDZ3700/24). This Application will be accompanied by a Natura Impact Statement (NIS).

Permission for development comprising modifications to a permitted mixed-use development (referred to as "Phase 1") located at a site of c. 15.1 ha (with a focussed area of c. 0.84 ha) and is identified as being within the "A3" and "A4" Lands in the Poolbeg West Strategic Development Zone (SDZ) Planning Scheme (April 2019). The wider site also includes the lands known as the Former Irish Glass Bottle & Fabrizia Sites, Poolbeg West, Dublin 4. The modifications relate to the Meanwhile Uses (MWU) ‘Cultural Hub’, permitted under Dublin City Council Planning Reference PWSDZ3207/21 (and amended through Planning Ref. PWSDZ4276/23, PWSDZ3461/24, and PWSDZ3468/24). The proposed modifications consist of the omission of the Meanwhile Uses ‘Cultural Hub’, and its ancillary development, from the ‘Phase 1’ and wider masterplan development, and the extension of temporary hoarding along the Central Boulevard, and all associated works.

PERMISSION and RETENTION: Permission for development to amend the Parent Permission and for retention permission for development on a site of c. 15.06 hectares on lands known as the Former Irish Glass Bottle & Fabrizia Sites, Poolbeg West, Dublin 4. The site is located within the ''A Lands' sector'' of the Poolbeg West Strategic Development Zone Planning Scheme (April 2019) The overall site includes some 4.3 hectares of land for which a ten year permission for enabling and infrastructual works was granted in January 2020. (Reg. Ref. PWSDZ3270/19; the ''Parent Permission'') The element of the scheme for which retention permission for development is sought consists of the removal of two sections of tree cover cumulatively-consisting of some 100 No. trees. The first section of tree cover (some 9 No. trees) was located along South Bank Road running east to west along the northern site boundary, whilst the second section (some 91 No. trees) was located internally within the centre of the site running south to north parallel to the east and west site boundaries ( a mixture of primarily of Lawson Cypress and Lombardy Poplar). Whilst the Planning Scheme facilitates and the Parent Permission permitted the removal of some trees, these two sections of additional tree cover were removed in contravention of Condition No. 22 of Planning Permission Reg. Ref. PWSDZ3270/19. The element of the scheme for which permission for development is sought will consist of: amendments to the ''Parent Permission'' (PWSDZ3270/19) to provide temporarily: three rows of tree cover and associated landscaping consisting of some 100 No. native trees (a mixture of Crab Apple, Field Maple, Hawthorn, Rowan, Wild Cherry and Black Alder); 1,183 sq m of native understory whip mix (a mixture of Blackthorn, Crab Apple, Elderberry, Hazel, Holly, Spindle and Hawthorn); and 1,498 sq m of native wild flowers, located within the boundary of the permitted Village Green, to mitigate against the biodiversity loss associated with the removal of trees on site (the temporary measure to be in place until the resolution of Condition No. 19 of Planning Permission Reg. Ref. PWSDZ3270/19, which requires agreement between the Planning Authority and the Applicant in relation to the final landscape design of the permitted Village Green);the erection of rabbit-proof fencing around the proposed trees and 2 No. associated maintenance access gates; and for all associated works above and below ground.

Permission for development for a mixed use development on a site of 15.3 hectares (including some 0.2 hectares of public domain on Sean Moore Road and the junction with Pine Road), focused primarily, but not exclusively, on a net site area of 2.4 hectares (identified as within the A3 Lands) in the Poolbeg West Strategic Development Zone Planning Scheme (April 2019). The overall site is bounded to the north west by Sean Moore Road, to the north east by South Bank Road, to the south east by Dublin Port lands and Dublin Bay, and to the south west by Sean Moore Park. The overall site subsumes the 4.3 hectares site of the infrastructure permission (Parent Permission) (Reg. Ref. PWSDZ3270-19) for which Dublin City Council issued a Notification of Final Decision (10-year permission) on 28 January 2020, permitting, streets, transportation, water services and utilities' infrastructure, public realm and public amenity spaces; and temporary landscaping of a school site, to facilitate Phase 1 development as provided for under the approved Poolbeg West SDZ Planning Scheme. The proposed development will consist of: amendment to Permission Register Reference PWSDZ3270/19 in those areas where the net site of 2.4 hectares overlaps with the boundaries of the earlier 4.3 hectare infrastructure permission (including amendments to the streets to be taken in charge, amendments to permitted vehicular and basement access points, materials, urban tree locations and landscaping, and changes in level for permitted streets, parks and public realm and public amenity spaces); and the construction of a residential and mixed-use scheme comprising a floor area of 61,310 sq m (53,048 sq m above basement, together with a basement undercroft area of 8262 sqm, comprising 4 No. blocks (identified as Blocks 0, M and K (with Block M comprising two separate structures: a larger block and a smaller townhouse block) to provide: 600 No, apartment units and associated residential amenity facilities; a childcare facility; café restaurant unit; and two retail units; together with associated infrastructural works on the overall site. The 600 No apartment units will consist of: 304 No, apartment units; 144 No. 'Build-To-Rent' apartments (including resident support facilities and resident services and amenities (as per the requirements of the Sustainable Urban Housing: Design Standards for New Apartments (December 2020); 90 No. affordable housing apartments; and 62 No. social housing apartments. (The social and affordable housing is provided in accordance with Objective H7 of the Planning Scheme.) The proposed development will consist of: • Blocks K, M and O ranging in height from 3 - 16 storeys over basement undercroft to provide 600 No. apartment units (with balconies terraces to be provided on all elevations at all levels for each residential block, consisting of: 32 No. studio units; 267 No. 1-bedroom units; 245 No. 2-bedroom units; and 56 No. 3 bedroom units (for the avoidance of doubt, Section 11.5.1 of the Planning Scheme clarifies the description of 'height' in Figure 11.3 to be taken from the constructed ground floor level; references to 'basement' and 'undercroft', respectively, are interchangeable given the changes in level across the site); • The provision of 804 sq m of residential amenity facilities (to include a gym, lounge, meeting room, cinema room and other private amenities.) • A childcare facility (458 sq m) located at the ground floor of Block k providing c.80 No. childcare places, and an outdoor play area of c.200 sq m; • 2 No, retail units located at the ground floor of Block K (314 sq m (82 sq m and 232 sqm); • 1 café restaurant located at the ground floor of Block K (97 sq m); • A total of 166 No. car parking spaces (with 128 No. located at basement level with vehicular access from the ground floor of Block M from the new adjacent side street, and the provision of 38 No. on-street car parking spaces); • Provision of 961 No. bicycle parking spaces (911 No. long-stay bicycle parking spaces located at basement and surface level; and 50 No. short-stay bicycle parking spaces located at surface level); • Plant rooms and resident storage spaces located at basement level; • Landscaped open spaces to comprise 4052 sq m of residential communal courtyards (incl. children's play areas), and roof terraces to Block K (4th & 7th Floor), Block M (3rd & 6th Floor) and Block O (8th & 16th Floor); and • 1 No. ESB substation located within each of the ground floors of Block O (32 sqm) and M (32 sq m), and 2 No. ESB substations located within the ground floor of Block K (64 sq m). The proposed development will also include the provision of additional streets and site services, hard and soft landscaping, pedestrian and cycle links, boundary treatments, tree removal and tree planting, interim site hoarding, public lighting, green roofs, commercial and residential waste facilities, piped site wide services (including a temporary attenuation detention basin to serve Phase One) and all ancillary works and services necessary to facilitate construction and operation. This application will be accompanied by an Environmental Impact Assessment Report (EIAR) and a Natura Impact Statement (NIS).

For the construction of a 6 storey structure to accommodate a multi-functional Community Hub and an Innovation Hub (12,556 sqm GFA) (referred to as Block P, accommodating community, innovation (office), leisure, cultural, artistic, café, educational and library uses) on a site of 15.06 hectares (identified as ‘Glass Bottle’) including lands known as the Former Irish Glass Bottle & Fabrizia Sites, Poolbeg West, Dublin 4, focussed primarily, but not exclusively, on a net site area of 0.4523 hectares in the Poolbeg West Strategic Development Zone (SDZ) Planning Scheme (April 2019). The overall site is bounded to the north-west by Sean Moore Road, to the north-east by South Bank Road, to the south-east by Dublin Port lands and Dublin Bay, and to the south-west by Sean Moore Park. The Block P structure is bounded to the north-west by the permitted Blocks O and M, to the north-east by the school site, to the south-east by the permitted Village Green and to the south-west by Clanna Gael Fontenoy CLG. The overall site subsumes the 4.3 hectare site of the Infrastructure Permission (‘Parent Permission’) (Reg. Ref. PWSDZ3270/19) for which Dublin City Council issued a Notification of Final Decision (10-year permission) on 28 January 2020. The infrastructure Permission (Reg. Ref. PWSDZ3270/19) permits: streets, transportation, water services and utilities infrastructure; public realm and public amenity spaces (including the Village Green and a Dog Park); and temporary landscaping of a school site, all to facilitate Phase 1 development as provided for under the approved Poolbeg West SDZ Planning Scheme. The proposed Block P development will consist of: - Amendment of Permission Register Reference PWSDZ3270/19 in those areas where the net site of 0.4523 hectares overlaps with the boundaries of the earlier 4.3 hectare Infrastructure Permission (Reg. Ref. PWSDZ3270/19) to facilitate amendments to materials, urban tree locations and landscaping, and to facilitate the change in levels between the western edge of the permitted Village Green and the proposed Block P together with public realm and public amenity space; - Amendment of Permission Register Reference PWSDZ3207/21 at the permitted local street (side street) identified as Holbrook Street where the net site area of 0.4523 hectares overlaps with the boundaries of the earlier 4.46 hectares’ focussed site area of the Phase 1 Permission (Reg. Ref. PWSDZ3207/21) to facilitate the provision of on-street bicycle parking; and - the construction of a multi-functional Community Hub and an Innovation Hub (12,556 sqm GFA) comprising a single 6-storey Block (with set-backs at Levels 3, 4 and 5 including set-back accessible roof terraces at 5th floor level, roof amenity space (including an enclosed basketball court) and roof level plant) to provide: community and educational uses (2,863 sqm GFA); a Community/Innovation Centre (including café) (1,785 sqm GFA), cultural uses (678 sqm GFA) including (20 No. Artists’ Studios (13 No. individual Artists’ Studios and 7 No.-equivalent Shared Artists’ Studio/Exhibition Space)); Innovation Hub (office) (7,058 sqm GFA) (including bike storage and changing facilities); and ancillary back-of-house spaces/facilities (172 sq m) including ESB substation and associated MV switchroom, tenant landlord switchroom, transformer room and telecom room; and bin stores). The proposed Block P development will also consist of the: - Provision of 5 No. new on-street car parking spaces (incl. 2 No. Accessible car parking spaces) and 1 No. on-street loading/taxi bay; and - Provision of 219 No. bicycle parking spaces (147 No. long-stay standard bicycle parking spaces located at the Innovation Hub Bike Store; 70 No. short-stay standard bicycle parking spaces located on-street at surface level; and 2 No. cargo bicycle parking spaces located at surface level). Access and servicing of the proposed Block P development will be by way of the permitted Local Street (Side Street) identified on the emerging Masterplan as “Holbrook Street” (as included in the Permitted Phase 1 (Reg. Ref. PWSDZ3207/21) and Phase 1B (Reg. Ref. PWSDZ3406/22) Schemes) and by the Coastal Link to be delivered as part of this development between Holbrook Street and the Village Green (permitted under the ‘Parent Permission’ (Reg. Ref. PWSDZ3270/19). The proposed development will also consist of the provision of: hard and soft landscaping incl. Coastal Link Planting, and roof terraces; publicly-accessible roof amenity space; a mural on the south-east elevation; pedestrian and cycle links; boundary treatments; tree removal and tree planting; interim site hoarding; public lighting; green and blue roofs; piped site wide services; and all ancillary works and services necessary to facilitate construction and operation. This application will be accompanied by a Natural Impact Statement (NIS).

Planning permission for development of an office and mixed-use scheme (Referred to as Phase A Commercial) on an infill site of c.15.08 hectares (with a net focused site area of c. 1.75 ha) of land within the former Irish Glass Bottle (IGB) and Fabrizia sites on Sean Moore Road, Dublin 4 (including some 198 sq metres of public domain on Southbank Road to accommodate vehicle and pedestrian access). The site is identified as within the A1 Lands in the Poolbeg West Strategic Development Zone (SDZ) Planning Scheme (April 2019). The overall site is bounded to the north-west by Sean Moore Road, to the north-east by South Bank Road, to the south-east by Dublin Port lands and Dublin Bay, and to the south-west by Sean Moore Park. The overall site subsumes the 4.3 hectares site of the infrastructure permission (Parent Permission) (Reg. Ref. PWSDZ3270/19) for which Dublin City Council issued a Notification of Final Decision (10-year permission) on 28 January 2020, permitting: streets, transportation, water services and utilities’ infrastructure; public realm and public amenity spaces; and temporary landscaping of a school site, to facilitate Phase 1 development as provided for under the approved Poolbeg West SDZ Planning Scheme. The proposed development will consist of an office and mixed-use scheme with a total GFA of 46,101 sq m (excl. basement / undercroft UC-02) comprising 2 No. blocks (identified as Blocks A and B). The proposed development will consist of: Block A (includes Block AA & AB) of 26,254 sq m and ranging in height from 5-7 storeys over basement/undercroft carparking to include double height (UC-01 & 00 Level) ground floor reception, office, a restaurant/ bar, bakery/ café and event space with the upper floors to be used as offices. The offices have been designed to be suitable for a single user or multiple users with subdivisions. Block B of 19,847 sq m, and ranging in height from 5-12 storeys over basement/undercroft car parking to include double height (UC-01 & 00 Level) ground floor reception, games bar and office with the upper floors to be used as offices. The offices have been designed to be suitable for a single user or multiple users with subdivisions. The UC-01 level of Block A includes café, sports and recreation area, collaborative office, storage and building services. The UC-01 level of Block B includes collaborative office, management facilities and building services. Each office block has a number of amenity terraces including at 1st, 3rd, 4th, 5th, 6th and roof level in Block A and at 4th and 6th floor level in Block B. A total of 77 no. commercial car parking spaces (incl. 4 no. disabled access spaces & 16 no. EV spaces) and 4 no. motorbike spaces, located at basement level with vehicular access from the street level (Block A north eastern elevation), and the provision of 27 no. on-street car parking spaces (incl. 7 no. EV spaces and 6 no. disabled access spaces). Provision of 616 no. bicycle parking spaces located at basement level with bicycle ramp access from street level and 100 no. short-stay standard bicycle parking spaces located at surface level. Plant rooms, building services and energy centres, water tank, sprinkler rooms, tenant rooms, kitchenette, parcel/ courier store, archive store, bin stores, bicycle stores, lockers, showers, changing facilities, facilities management and games bar storage located at basement/ UC-01 level. Provision of public realm spaces including 1 no. public square (Pembroke Square), Glass Bottle Lane and public amenity spaces (totalling 1,920 sq m). Two new local/side streets (Pembroke Place & Glass Bottle Place) connecting to South Bank Road. The provision of the South Bank Link Road as identified in the SDZ Planning Scheme. The proposed development will include hard and soft landscaping, pedestrian and cycle links, boundary treatments, tree planting, public lighting, green roofs, solar pv panels, and all ancillary works and services necessary to facilitate construction and operation. The scheme also provides for an option which includes for temporary site hoarding, and cycle lane alongside Sean Moore Road, should the proposed development proceed ahead of the adjoining Phase 2 residential proposal commencing. This application will be accompanied by an Environmental Impact Assessment Report (EIAR) and a Natura Impact Statement (NIS).