3224/22

Planning permission for the demolition of the existing disused single storey building and the construction of a 4-storey building to accommodate 4no. studios, 2no. 2 bed apartments and 1no. 2 bed duplex apartment, going to number of 7 no. units in total. All with associated bin and bicycle store, landscaping, balconies, site development works and drainage at no. 8A Henrietta Lane, Dublin 1.

Refused

Core Refusal Reason

The proposed development would result in unacceptable overlooking of the adjoining community facility to the south, fails to meet minimum internal and private amenity standards for several units, and has not demonstrated adequate infrastructure capacity or compliance with green roof policies.

Decision Maker's Conclusion

  • The development would seriously injure the amenities of the adjoining community training centre through direct overlooking of a children's play area, while the proposed use of obscure glazing would provide a poor level of amenity for future occupants.
  • The proposal fails to comply with the 'Sustainable Urban Housing: Design Standards for New Apartments' regarding minimum width for studio units, minimum balcony areas for two-bedroom units, and adequate daylight/sunlight for sunken ground-floor courtyards.
  • The application contravenes technical standards of the Dublin City Development Plan 2022-2028 by failing to provide green roofs and lacking confirmed capacity from Irish Water for water supply and foul drainage.

Cited Policies (CDP)

Zoning Z1Zoning Z8Policy CHC2Section 15.5.1Section 15.6.3Policy SI23Section 15.8.6Section 15.8.7Section 15.9.8Section 15.13.5Section 15.13.5.2Appendix 3 (Table 2)Section 15.5.5Section 5.6Section 5.7Section 5.8Section 3.39

Decision Document Summary

This report concerns an appeal against the refusal of permission for a residential development at 8A Henrietta Lane, Dublin 1. The proposal involved demolishing a disused workshop to construct a four-storey building (revised to three-storey-plus-dormer) containing 6 residential units. The site is located on a narrow mews lane behind the historic Henrietta Street. While the Inspector acknowledged that the principle of high-density residential development on this brownfield site is consistent with...
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