WEB2395/24

PROTECTED STRUCTURE: Planning permission for modifications to the previously granted development (Reg. Ref. 3779/22) at the site of No.146-156 Harolds Cross Road, Dublin 6W, which includes a protected structure at No.152 (RPS. Ref. 8899). The proposed modifications consist of the following: (i) Removal of the as-granted staircore to the rear of the as-granted building connecting the first-floor and the second-floor level; (ii) Construction of an external walkway at first-floor and second-floor level to the rear of the as-granted building; (iii) An addition of 3 no. new automatic opening vents to the staircore lobby at all levels, excluding the ground floor to the rear of the as-granted building. All with associated site works and landscaping.

Split decision

Core Reason for the Refused Part

The proposed external walkways and removal of the staircore would negatively impact the architectural character of the Protected Structure, cause overlooking and noise issues for neighbors, and potentially reduce light to lower units.

Decision Maker's Conclusion

  • The proposed walkways and railings would obscure the rear elevation of the Protected Structure, harming its architectural legibility and character in contravention of conservation policies.
  • The development would result in unacceptable overlooking and potential noise nuisance to adjoining properties, including Mount Jerome Cemetery, by creating usable outdoor terrace space.
  • The applicant failed to justify the walkways as the sole access solution, and the structures would likely cause a loss of daylight to ground and first-floor units.

Cited Policies (CDP)

BHA2(b)BHA2(d)BHA2(i)

Decision Document Summary

This application sought modifications to a previously granted development at 146-156 Harolds Cross Road, a site containing Protected Structures. While minor ventilation additions were permitted, the planning authority refused the removal of an internal staircore and the construction of external walkways at the first and second floors. The refusal was based on the negative impact on the architectural integrity of the Protected Structures, the potential for overlooking and noise disturbance to nei...
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