WEB2768/25
The development consists of a proposed 164 sq m 3-storey building with set back over lower ground floor, to be used as a guest house and architecture/communal office, entered from a widened plaza off Grand Parade - comprising: an office space with kitchen and bathroom at lower ground floor; a lobby, reception area, meeting/ breakfast room and 1 no. accessible ensuite guest bedroom at ground floor level; 3 no. guest ensuite bedrooms at first floor and 1 no. guest ensuite bedroom at second floor (a total of 5 no. guest ensuite bedrooms are proposed); associated amenity spaces, staff and resident storage, bike parking, bin store and plant room; associated signage at entrances as detailed in submitted drawings; and all associated site, boundary and landscape works.
Core Refusal Reason
The proposal constitutes overdevelopment that negatively impacts a Conservation Area and presents significant traffic safety hazards due to a lack of parking and set-down facilities.
Decision Maker's Conclusion
- The development represents overdevelopment that fails to integrate with the Conservation Area and harms the setting of adjacent protected structures.
- The height and design are visually incongruous, creating an insensitive imbalance in the streetscape and setting an undesirable precedent.
- The zero provision of car parking on a constrained mews laneway would lead to traffic hazards and obstruction of pedestrians and cyclists on Grand Parade and Warners Lane.
Cited Policies (CDP)
Decision Document Summary
The proposal involved the construction of a 164 sq m three-storey building with a set back at 3 Grand Parade, Ranelagh, located within a sensitive Conservation Area. Dublin City Council refused permission because the scale and design were considered visually intrusive and harmful to the character of the area and nearby protected structures. Furthermore, the lack of on-site parking or set-down space was deemed a risk to public safety, as it would likely cause traffic congestion and hazards on the...PDF Document Missing
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