An Bord Pleanála has criticised Dún Laoghaire-Rathdown County Council over what it sees as a lack of "high quality vision" for residential development in the Sandyford Industrial Estate.

The criticism could result in the ending of plans for a number of high-rise developments in the area.

An Bord Pleanála's comments came as it considered a planning appeal against 274 apartments at the former MJ Flood site in the estate. Specifically, the Bord's criticism relates to the absence of a local area plan identifying parks, community facilities, measures to deal with public transport overcrowding, road congestion and playgrounds.

In a letter to the council, a copy of which has been seen by Property, the Bord asks for information in relation to the development of the MJ Flood site, but also asks the council to clarify the extent of future residential developments, and to further clarify if it still intended to dispense with the need for a local area plan.

The Bord also reminded the council that it is an objective of the Dublin Transportation Office strategy to upgrade the existing Luas line to a metro service. In this regard, the Bord noted the development of the MJ Flood site would entail road works on the existing crossing of the Luas line, resulting in a possible conflict with the priority given to Luas over other traffic. The letter also gives the impression that there is some confusion over whether, in the local authority's view, the estate should be allowed to continue to develop as an industrial park or a residential enclave. Commenting on this, the Bord said the planning authority had "indicated that it has a vision for the Sandyford Industrial Estate which is for a high quality environment, accessible to sustainable modes of transport". But the Bord noted Dún Laoghaire-Rathdown did not intend to make a local area plan or similar instrument for the estate's development.

The letter observed that while the council intended to provide for "economic development and employment" there was "nevertheless a specific to also encourage high density development in this location".

The letter states that "given the absence of a detailed plan for the future development of the estate, the Bord has concerns regarding the cumulative impact of such high density residential development". The Bord noted the congested nature of the local roads network. The capacity of public transport, and the relative restricted connectivity of the estate with the wider area.

Its letter continued: "In relation to the development of a high quality residential environment and the maintenance of a sustainable community in the longer term, the absence of a clear strategy for provision of public open space, including parks and playgrounds to serve the needs of the immediate area is of concern."

The planning authority was requested to clarify the extent of potential and envisaged future residential and other development in Sandyford Industrial Estate, as well as the "favoured physical form" of such development.