Plans for a 276 unit student accommodation for Dún Laoghaire are facing opposition from local residents, a nursing home and An Taisce.
Earlier this year, Baker Forge Properties lodged 'fast track' plans with An Bord Pleanála for a six storey development at Baker’s Corner, Rochestown Avenue and Kill Avenue, Dun Laoghaire.
The scheme - which has the formal support of the Dun Laoghaire Institute of Art, Design and Technology (IADT) - involves the demolition of the existing Bakers Corner Public House and the construction of a replacement pub and two commercial units along with the 276 student accommodation units.
Planning consultancy for the applicants, Brock McClure, state that the planning application "has been prepared in the context of the significant need for student accommodation in Dublin city and Ireland".
The consultancy states that the site is a prime under-utilised suburban site located near to key public transport nodes and is therefore optimally located to provide for a higher residential density and additional height in compliance with the national policy mandate.
However, one of those objecting to the scheme is local TD, Richard Boyd Barrett.
Deputy Boyd Barrett has told the appeals board that local residents will be heavily impacted "by the inappropriate height of the development".
"While IADT are in need of student accommodation, we fear this accommodation will be too expensive for most to afford and therefore not fit for purpose," he said.
"It is much too large and will be very much out of character with the landscape, in an area with 2 storey houses and Ashbury Nursing Home," he added.
Planning consultants, Avison Young has lodged an objection of the Baker’s Corner Community Group which is made of up of 60 local residents.
The objection states that the proposed development "will have a severely negative impact on the existing residential amenity in the vicinity of the site, in terms of excessive height, scale, massing, impact on sunlight/daylight, noise and traffic".
It also states that in the absence of any of the suggested amendments "the proposed development would be overbearing and obtrusive, excessive in height and scale with an unacceptable negative impact on residential amenity and should be refused".
Planning consultants for the nearby Ashbury nursing home, Marston said that the proposed development "will result in a serious loss of residential and visual amenity to the residents of the nursing home".
"This will be due to the loss of daylight / sunlight; overlooking; and overbearing scale of the proposal; which is compounded by the highly sensitive environment of the nursing home and its residents," the objection said.
An Taisce claims that the height of the building will be "a flight hazard" for wildlife.
In its objection, Rebecca Jeffares for An Taisce also claims that the scheme is visually obtrusive, represents overdevelopment of the site and would be out of character with the area.
The Dún Laoghaire Institute of Art, Design and Technology (IADT) has submitted a letter lodged with the application that formally supports the scheme.
The Institute's Financial Controller, Bernard Mullarkey has told the appeals board that the proposal scheme is located less than five minutes walk from its campus.
He states that the current accommodation demand from the Institute’s student population is 1,000 to 2,200 rooms per year.
"Due to the lack of significant existing accommodation in proximity to our campus, the only available options to our students are private rented accommodation or to stay living at home," Mr Mullarkey said.
A decision is due on the application in January.