3987/21
PROTECTED STRUCTURE: The building is a protected structure and is located in an architectural conservation area. The proposed works include i. a change of use of the rear of the ground floor unit from home brewers centre to residential unit and ii. a two storey extension on the roof of the existing ground floor to the rear comprising of a residential unit on each floor.
Core Refusal Reason
The proposal would provide a substandard level of residential amenity for future occupants due to inadequate floor areas, lack of private open space and storage, and a failure to demonstrate safe and secure access or high-quality design within a sensitive conservation context.
Decision Maker's Conclusion
- The proposed one-bedroom units provide only 31sqm of floor area, failing to meet the minimum 45sqm standard required by both the Dublin City Development Plan and the Sustainable Urban Housing Guidelines.
- The development lacks adequate private open space and storage facilities, resulting in an unacceptably low level of residential amenity and setting a negative precedent for future development.
- The applicant provided poor quality information and insufficient detail regarding the integration of the proposed glazed link and materials within the context of a Protected Structure and Architectural Conservation Area.
Cited Policies (CDP)
Decision Document Summary
The application at 118 Thomas Street, Dublin 8, proposed the conversion of a ground-floor home brewers centre and the construction of a two-storey rear extension to create three one-bedroom apartments. The site is a four-storey red brick building designated as a Protected Structure and located within the Thomas Street & Environs Architectural Conservation Area. While Dublin City Council refused permission based on concerns regarding the 'historic grain' and plot amalgamation, the Inspector focus...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
View the appeal at An Bord Pleanála