2474/21
PROTECTED STRUCTURE: Permission for development at a site of c. 0.03ha located at Stable Lane, off Clonmel Street, at rear of 87-91 Harcourt Street, Dublin 2. The development will consist of the following: Construction of a residential development comprising 8 no. apartments (4 no. 3 beds, 4 no. 2 beds), a lobby and roof terrace, in a new five-storey building over an existing basement, substation and car lift. The proposal will also provide for 24 no. cycle parking spaces within the existing basement. The development will be accessed from Stable Lane to Clonmel Street. The development is within the curtilage of a protected structure (former national hospital, 87-91 Harcourt Street).
Core Planning Reasoning
The Inspector recommends a grant of permission as the development constitutes an acceptable quantum and quality of residential development in an accessible urban location, is consistent with the Z8 zoning objective of the Dublin City Development Plan, and would not seriously injure the amenities or built heritage of the area.
Decision Maker's Conclusion
- The proposed increased height and density are appropriate for this well-connected city-centre site and align with national planning policies favoring compact urban growth.
- The architectural design is well-considered, providing a high standard of residential amenity while maintaining a sensitive, contemporary interface with the historic Iveagh Gardens.
- The impacts on surrounding properties regarding overlooking, overshadowing, and traffic safety are considered acceptable within the context of a high-density urban environment and can be managed via conditions.