2983/21
PROTECTED STRUCTURE: The development consists of: Proposal to rear (unprotected) outbuildings of a PROTECTED STRUCTURE (NIAH 50060216/Dublin City RPS Ref No. 1054). 1. Demolition of existing derelict print house, at rear of site, which was previously granted permission for upgrading (Plan Ref 3281/17) 2. Proposed Construction of Two-Story Apartment Building with four (4) individual dwelling units: Four (4) x 2 Bedroom Units. Two ground level terraces and two first floor balconies, 3. This proposal is to replace two existing light industry/storage Grants of Permission on the site. (DCC Plan Ref 3281/17) & (DCC Plan Ref 3044/18). 4. Development to include use of existing rear access with existing entrance onto Cabra Road. Landscaped public open space, and enclosed bicycle storage for all units. 5. SuDS and foul drainage, landscaping, boundary treatments and all other associated site works. 6. All proposed works are within the curtilage of protected structure 21 Cabra Rd (NIAH50060216). All works are to the rear of 21 Cabra Rd. There are no proposed works to the protected structure.
Core Refusal Reason
The proposed development constitutes overdevelopment of a sensitive site, failing to respect the character and setting of a Protected Structure while providing a poor standard of residential amenity for both future and existing occupants.
Decision Maker's Conclusion
- The scale and massing of the proposed L-shaped block does not relate to nor respect the Protected Structure at 21 Cabra Road and would cause harm to its curtilage and setting.
- The scheme fails to meet the minimum standards required by the 2020 Apartment Guidelines, particularly regarding bedroom sizes (when excluding ensuites), storage space, and the quality of private/communal open space.
- The development would result in significant overlooking between the new units and the main house and offers a poor architectural response with extensive blank facades facing onto a service lane.
Cited Policies (CDP)
Decision Document Summary
This report concerns a first-party appeal against Dublin City Council's decision to refuse permission for the demolition of a 157 sq m derelict print house and the construction of a two-storey apartment block containing four 2-bed units at the rear of 21 Cabra Road, a Protected Structure. The site is located in a Z2 'Residential Conservation Area' adjacent to the Luas Green Line. While the Inspector acknowledged the site's suitability for higher density due to its central location, the proposed ...PDF Document Missing
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