Johnny Ronan's plans for a ten storey over basement 44 unit build-to-rent apartment scheme on Dublin's Appian Way is facing strong opposition from local residents.
This follows the Upper Leeson Street Area Residents Association lodging a strident 12 page objection against the Ronan scheme which is made up of 29 studio apartments and 15 one bed apartments.
The scheme is planned for a 0.092 hectare site at the junction of Appian Way and Leeson Street Upper.
As the site is below the 0.1 hectare threshold for social housing provision, Mr Ronan’s firm RGRE and J&R Valery's Ltd is not required to provide any of the apartments for social housing.
Planning consultants for the applicants, John Spain & Associates contend that the proposal will provide "a quality build to rent residential development in an existing urban area adjoining high quality public transport".
Mr Spain said that the scheme design "creates a high quality feature building at this prominent corner site and key gateway to Dublin City centre".
The Spain submission further contends that the ten storey height "contributes to the wider streetscape and urban form of the area" and also "provides much needed accommodation in a highly accessible area well served by public transport".
However, Armstrong Planning on behalf the Upper Leeson Street Area Residents Association, said "we object to the proposed development in the strongest possible terms on the grounds that the height, form and scale of the scheme in close proximity to the established, mainly two storey over basement residences of the immediate area, is completely out of character with the local built form and as such would militate against the principles of proper planning and development of the area".
Armstrong Planning state that the "simple realty is that the proposed tower would be visually incongruous in the existing site context which is not expected to change and would be out of character with the area by reason of its vastly excessive height in material contravention of the City Development Plan and should be refused accordingly".
The objection also argues that the scheme will undoubtedly result in undue overshadowing to the rear gardens east, south and west "given the proximity of these spaces and the height of the development".
The objection states that the height of the tower at 34.4 metres "is simply too high for the site in such close proximity to nearby residences".
Armstrong Planning also states that the 100% proportion of one bed units "is indicative of a seriously unsustainable form of development for the site".
The Dun Laoghaire based planning consultants said that the scheme constitutes overdevelopment in a sensitive site.
Armstrong Planning argue the proposal "clearly contravenes numerous policies" of the city development plan.
The objections states that "thankfully, there is strong policy support for the protection of our built heritage and residential amenities".
In a separate submission on behalf of the management company for the nearby Courtney House, Ray MacDonnell Architects state that the 10 storey over basement scheme "would appear to be an excessive development height" for the area.
A decision is on the application next month.