WEB2522/24
The proposed development will consist of the refurbishment, extension and change of use of the former school building to accommodate 9 no. own-door apartments. The development will include: -A second floor roof level extension increasing the building from 2 to 3 storeys; -Residential accommodation comprising of 1 no. 1-bedroom and 8 no. 2-bedroom units; -3 no. ground floor units with private gardens and 6 no. duplex units at first and second floors with balconies accessed via new external stairs; -Pedestrian and cycle access via the existing shared access laneway adjacent to BIMM Music Institute; -Demolition of existing non-original ground floor extensions, canopies, and stairway; -Reinstatement of original fenestration configuration with some alteration of opes to accommodate apartment entrance doors; -Communal open space, bin and bicycle storage, PV panels and all associated site development works and services.
Core Refusal Reason
The proposed development would materially contravene the Dublin City Development Plan 2022-2028 Zoning Objective Z15 by failing to demonstrate how the residential use would maintain or enhance the primary institutional and community function of the lands, while also resulting in the unjustified loss of a cultural asset.
Decision Maker's Conclusion
- The proposal constitutes a material contravention of the Z15 zoning objective because the applicant failed to prove that the residential development is required to support the primary institutional use or that exceptional circumstances exist for such a change of use.
- The development would lead to the loss of existing cultural infrastructure (artist studios) and potential future expansion space for the adjacent school, which is contrary to the strategic objectives for the SDRA 15 area to protect and enhance community vibrancy.
- The proposed access via a restricted-width laneway is substandard for both construction and operational phases, posing a significant risk to traffic safety and pedestrian movement in a busy urban environment.
Cited Policies (CDP)
Decision Document Summary
The application sought to convert and extend a former school building at the rear of 115-117 The Coombe, currently utilized as artist studios, into 9 own-door apartments. The site is a constrained backland location in The Liberties, zoned Z15 for 'Community and Social Infrastructure'. While the Inspector noted the architectural merit of the historic structure and the suitability of its density (152 units/ha), the recommendation for refusal centered on the failure to satisfy the strict criteria f...PDF Document Missing
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