2941/21
PROTECTED STRUCTURE: Permission for development on the corner of Harcourt Terrace and Adelaide Road consisting of the demolition of the existing derelict rear return to the main house, and construction of a 4 storey return containing 2 no. additional guest suites, bathroom, storage and ancillary basement plant room, all accessed from the existing landing of the main house with a combined internal floor area of 80 m2 and 11 sq m of external terraces and the demolition of the existing derelict mews walls located on the mews site to the south of the main house and the construction of a new single family dwelling over 3 storeys (garden level, upper ground, and mezzanine level with primary access from Harcourt Terrace, consisting of 2 no. double ensuite bedrooms, 1 no. single bedroom, living, kitchen dining, greenhouse and ancillary spaces with a gross internal floor area of 166 m2, plus a 19m2 external terrace at upper ground level and a 31m2 external courtyard at garden level. Works will also include the reinstatement of the Regency colonnade entrance to the mews from Harcourt Terrace and reconstruction of the boundary wall and access gate to the rear, external landscaping to front and courtyard; drainage and associated siteworks together with the retention of 3 no. car parking spaces accessed from Harcourt Terrace and 1 no car parking space to the rear, accessed from Adelaide Road.
Core Refusal Reason
The proposal constitutes overdevelopment and poor architectural design that would negatively impact the character and setting of a protected structure.
Decision Maker's Conclusion
- The architectural quality, form, and materials of the extension are inadequate and visually obtrusive, harming the protected structure's character and setting.
- The combination of the proposed extension, existing uses, and the mews building results in the overdevelopment of the site.
- The development would depreciate local property values and set an undesirable precedent contrary to the proper planning and sustainable development of the area.
Cited Policies (CDP)
Decision Document Summary
This application sought permission for development at 1 Harcourt Terrace, a protected structure located in Saint Kevin's, Dublin 2. The proposal included an extension and a mews building on a corner site. The local authority refused permission on the grounds that the design was of insufficient architectural quality and visually obtrusive, failing to respect the special character of the protected structure. Additionally, the scale of the project was deemed to be overdevelopment, which would negat...PDF Document Missing
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