10-storey apartment block at Academy Square rejected on flood risk concerns

Plans for a ten-storey mixed-use building at the Academy Square development which were refused planning permission by Meath County Council have also been knocked back by Bord Pleanala.

The proposal sought to complete the Academy Square complex which has remained unfinished for over well over a decade.

While Blocks B-H of the original planning application granted in 2002 were constructed, along with the basement of Block A, the economic crash meant Block A was never constructed and scaffolding remains at the end of the building.

Academy Point Group came back with a new application in December 2022 for a ten-storey building over basement to include retail/commercial space and a mix of independent living units and apartments adjacent to south and south-east of the existing Academy Square development.

The planning application included two retail commercial units, 24 one and two bedroom independent living units and 43 one and two bedroom apartments. The basement level provided for 65 car parking spaces including three disabled parking spaces and 18 electric vehicle parking spaces.

If approved, it would have seen a new building of up to ten storeys constructed on the 0.18 hectares site at the junction of Academy Street and the Dublin Road, to complete the Academy Square development on the former Crannac Furniture site.

Council planners sought further information in February 2023, which was submitted in June of that year.

The plans were revised as part of the further information response and while the tallest part of the building remained at ten storeys, the height was reduced and number of units was reduced from 67 to 56. The two retail ground floor units were altered to provide one unit of 326sqm.

The design of the building was also altered to provide for an integrated building made up of three parts. The western part of the building running along Academy Street was seven storeys in height to the front of the site before sloping down to four storeys as it abuts the existing three-storey building at Academy Square.

The western part of the building addressing the Dublin Road was to be nine storeys in height to the front of the site before sloping to seven storeys as it abuts the existing six-storey building at Academy Square, while the central part of the building, the tallest element was to be ten storeys in height.

After considering the additional information, Meath County Council refused permission in August 2023 due to concerns over flood risk.

Academy Point Group subsequently lodged an appeal against this refusal in September 2023 and now Meath County Council's decision has been upheld by an Bord Pleanala which also rejected the proposal due to flood risk concerns.

Giving its reasons for refusing permission, An Bord Pleanala stated: “The proposed development is located in an area where there is a high probability of flooding and the nature of the proposed development is considered a highly vulnerable use as defined in the guidelines. The vehicular access, road network and basement level car parking spaces and services are considered to be an intrinsic element of this proposed mixed use commercial and residential development and are, therefore, considered as a highly vulnerable use.

“On the basis of the totality of information on file, the Board cannot be satisfied that the proposed development meets the criteria of the justification test as the mitigation measures provided in the flood risk assessment are not sufficient to manage flood risk to an acceptable level and would be a risk to people and property and prejudicial to public health.”