Core Refusal Reason
The proposed development would cause serious injury to the special architectural character and setting of the Protected Structure and the Victorian terrace, representing overdevelopment that contravenes heritage conservation policies and the Z2 zoning objective.
Decision Maker's Conclusion
- The proposed three-storey structure would have a deleterious visual impact on the setting and character of the existing Victorian terrace, which is an exceptional example of architecture where symmetry and classic design persist.
- The design quality and materials, specifically the use of external metal stairs and extensive louvred panels, are considered insensitive and inappropriate for the historic context of a Protected Structure.
- While the revised proposal submitted with the appeal successfully addressed the shortfall in private open space, the fundamental concerns regarding conservation and overdevelopment remain unresolved.
Cited Policies (CDP)
Dublin City Development Plan 2022-2028Zoning Objective Z2Policy BHA2 (a, b, c, d, e)Policy BHA7Policy BHA9Section 14.7.2Section 15.11Section 15.13.3
Decision Document Summary
The proposal involves the demolition of a single-storey garage and the construction of a three-storey dwelling attached to the side of 368 Harolds Cross Road, an end-of-terrace Victorian Protected Structure. The site is located within an area zoned Z2 'Residential Conservation Area'. The Inspector argues that while the principle of development is established and recent revisions addressed initial concerns regarding private open space, the scale and modern design of the building are incompatible ...SOURCE PDFOpen Original
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