A proposed €356 million apartment development in Dublin 6 is facing significant opposition from local residents, raising questions about the future of large-scale residential projects in the sought-after south Dublin area. The scheme, spearheaded by Ardstone subsidiary Sandford Living Ltd, aims to deliver 562 apartments on a site at the corner of Sandford Road and Milltown Road.
The renewed planning application, submitted in January , represents the third attempt by Sandford Living to secure permission for the site. Previous applications have been challenged through judicial reviews in the High Court, highlighting the intensity of local resistance. The current proposal includes a mix of unit sizes: 267 two-bedroom apartments, 176 one-bedroom apartments, 43 three-bedroom apartments, and 70 studios, spread across seven apartment blocks.
The scale of the development is the primary concern for residents. The Norwood Residents Association, in a formal objection to the council, argued that the height and proximity of the proposed blocks – specifically Blocks A & C – would have an “overbearing impact” on residents of Norwood Park. Their submission emphasized a lack of justification for structures of the proposed height so close to existing homes. Similar concerns were echoed by Julie Ennis of Cherryfield Avenue Upper, Ranelagh, who stated the scheme “dwarfs our property.”
Sandford Living is attempting to address housing needs through a Part V social housing contribution, offering to sell 56 of the 562 apartments to the City Council for social housing. The company has priced the largest three-bedroom apartments in this allocation at €1.03 million. This aspect of the plan, while fulfilling a legal requirement, has not appeased local opposition.
The project represents a reduction in scale from earlier iterations. Planning consultants Thornton O’Connor (TOC) highlighted that the Large Scale Residential Development (LRD) has been reduced from an initial 636 homes to the current 562. A previously proposed ten-story apartment block has been scaled back to eight stories. These adjustments, however, appear insufficient to quell resident concerns.
The opposition to this development is occurring against a backdrop of broader housing challenges in Dublin. The city continues to grapple with a significant housing shortage, driving up rents and property prices. Large-scale developments like the Sandford Road scheme are often presented as a key solution to increasing housing supply, but face resistance from communities concerned about overdevelopment and the impact on local infrastructure and amenities.
The timing of this dispute is also noteworthy. , The Journal reported on criticism of government rent reforms, suggesting a wider dissatisfaction with current housing policies. While not directly linked to the Sandford Living proposal, this broader context underscores the sensitivity surrounding housing issues in Ireland.
The outcome of this planning application will likely set a precedent for future large-scale residential developments in Dublin. The council’s decision will need to balance the need for increased housing supply with the legitimate concerns of local residents regarding the impact of such developments on their communities. The 31 third-party submissions received to date, including those from the Norwood and Cherryfield Avenue Residents Associations, demonstrate the strength of feeling surrounding this particular project.
The history of previous applications, and the fact that they were subject to High Court judicial reviews, suggests that any approval granted is likely to be contested. This could lead to further delays and legal challenges, potentially hindering the delivery of much-needed housing units. The case highlights the complexities of navigating the planning process in a rapidly growing city, and the challenges of balancing development with the preservation of existing community character.
Ardstone, as the parent company of Sandford Living, will be closely monitoring the situation. The company’s ability to successfully navigate the planning process and address local concerns will be crucial not only for this specific project, but also for its future development plans in the Dublin area. The €356 million investment represents a significant commitment, and the company will be keen to see a return on that investment.
