3753/21

The development will consist of change of use of existing 2 storey coach-house to self-contained 2 bed dwelling, reinstatement of first floor, replacement of non-original external block wall to rear/ south east elevation with reclaimed brick panel & glazing. Replace and raise roof by 0.5 m, 4 No. roof lights to same. New single storey flat grass roofed glazed walkway along south-west garden wall to new 2 storey pitched roof extension to north-west boundary with artist's mural on the north east gable. New 4.5 m wide pedestrian and vehicular access to courtyard from side road/Rathgar Place, off street parking space for 1 car. Some internal modifications and all associated alternations, demolitions, repairs, drainage and site works to this 2 storey end of terrace coach-house, a Protected Structure RPS ref 7134.

Granted

Core Planning Reasoning

The development is recommended for grant as it aligns with the Z2 zoning objective to protect and improve residential conservation areas, respects the historic character of the protected structure's curtilage, and provides safe vehicular access without causing a traffic hazard.

Decision Maker's Conclusion

  • The proposed change of use and single-storey extension are consistent with the principles of sustainable development and historic building conservation by bringing a former coach house into habitable use.
  • The location of the new vehicular entrance and parking space on the northern boundary is acceptable and will not create a traffic hazard on Rathgar Place, which functions as a narrow, shared-surface laneway.
  • The development subject to conditions will not detract from the visual or residential amenities of the area and complies with the policies set out in the Dublin City Development Plan 2022-2028.

Cited Policies (CDP)

Zoning Z2 - Residential Conservation AreasBHA1 - Record of Protected StructuresBHA2 - Development of Protected StructuresBHA9 - Conservation AreasBHA14 - MewsBHA22 - Upgrading Environmental PerformanceSection 15.4.2 Architectural Design Quality15.13.5 Mews15.13.5.3 Roofs15.13.5.4 Access15.15.2.2 Conservation Areas15.15.2.3 Protected Structures

Decision Document Summary

The applicant sought permission for the change of use of an existing 34 sqm former coach house to residential use at the rear of 171 Rathgar Road, a protected structure. Following a request for further information, the proposal was scaled back from a two-storey extension to a single-storey extension. The site is located in a Z2 residential conservation area accessed via Rathgar Place. A third-party appeal raised concerns regarding traffic hazards and the demolition of an original wall to facilit...
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View the appeal at An Bord Pleanála