WEB2619/24
The demolition of an unused derelict building and the construction of a new three-story apartment building, with the attic converted into a habitable space. The development will have the following layout: ground floor - two studio apartments; first floor - two single-bedroom apartments; second floor - one three-bedroom apartment; attic floor - one single-bedroom apartment. For the convenience of residents, each apartment will have provisions for bicycle and refuse bin storage. The main entrance to the apartments will remain in its current location on Lower Mount Pleasant Avenue, accessible through a landscaped courtyard.
Core Refusal Reason
The proposed development constitutes overdevelopment of a restricted corner site, providing excessive density (400 units per hectare) that results in a cramped, substandard level of residential amenity and an incongruous visual impact on the surrounding streetscape and sensitive conservation context.
Decision Maker's Conclusion
- The density of 400 units per hectare is significantly inconsistent with Dublin City Development Plan standards and national guidelines for this urban location, representing piecemeal overdevelopment.
- The architectural resolution fails to respond harmoniously to the period character of the streetscape and adjacent protected structures, appearing overly dominant and visually disjointed due to its massing and mansard roof design.
- Future residential amenity is compromised by substandard communal open space (12m² vs 32m² standard), a lack of defensible space for ground-floor units, and inadequate outlook and daylight for the attic-level apartment.
Cited Policies (CDP)
Decision Document Summary
This report evaluates a first-party appeal for the demolition of a derelict two-story building and the construction of a 6-unit, three-story apartment block at the junction of Lower Mount Pleasant Avenue and Richmond Hill, Rathmines. The site is zoned Z1 (Sustainable Residential Neighbourhoods) and is located in a sensitive transitional area adjacent to Z2-zoned conservation lands and several protected structures. The Inspector finds that the proposed density of 400 units per hectare deviates sh...PDF Document Missing
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