4327/24
The proposed development involves the following: The demolition of the existing structures at 203 and 207 Harold's Cross Road. Construction of a part 3,5&6-storey residential development consisting of 17 no. Apartments comprising of 04 no. studio apartments, 05 No. one-bed apartments and 08 No. two-beds apartments. All with associated private open space, communal open space, landscaping, bike storage, bin storage, and other necessary site works.
Core Refusal Reason
The proposed development represents overdevelopment of a constrained infill site, characterized by excessive density, inappropriate scale, and massing that negatively impacts the setting of adjacent Protected Structures and fails to provide adequate residential amenity.
Decision Maker's Conclusion
- The proposed density (341 dph in the revised appeal proposal) significantly exceeds the recommended range of 50-250 dph for city urban neighbourhoods and lacks a plan-led or architectural justification for such a departure.
- The height and massing of the 5-6 storey block are overly dominant and would fail to conserve or enhance the special architectural character and setting of the adjacent Protected Structure at 199A-201 Harold's Cross Road and neighboring properties.
- The development fails to meet minimum quantitative standards for dual-aspect units and separation distances, resulting in a poor-quality residential environment and unacceptable overlooking of adjoining private open spaces.
Cited Policies (CDP)
Decision Document Summary
The applicant proposed the demolition of existing structures for a 17-unit apartment development (revised to 15 units on appeal) in a block ranging from 3 to 6 storeys. The site is a constrained infill plot in Harold's Cross, zoned Z1, and situated adjacent to significant Protected Structures. While the Inspector accepted the principle of demolition, the replacement structure was found to be an overdevelopment. The density (originally 386 dph) was deemed excessive under the Dublin City Developme...PDF Document Missing
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