WEB2223/24

PROTECTED STRUCTURE. This development is located to the rear of No. 11, Mountpleasant Avenue Lower, Ranelagh, Dublin 6, which is a protected structure. The development consists of alterations to a previously approved development (Reg. Ref 2935/14), as follows: (i) increase in ground floor area of approved dwelling from 45 sq. m. to 48 sq. m. resulting in a private rear garden space of 34 sq.m. Kitchen/living space and associated bin storage and utility room are proposed at ground floor level; (ii) reconfiguration of first and second floor layouts to provide 3 no. bedrooms at first floor and a home office and an 'in roof' winter garden (10 sq.m.) at the second floor level. The proposed winter garden is enclosed on all sides; (iii) increase in proposed car parking space and provision of 2 no. off street bike parking spaces. (iv) reduction in roof profile from previously approved barrel vault roof to an in line pitched roof. The development includes all ancillary works necessary to facilitate the development.

Granted

Core Planning Reasoning

The Inspector recommends a grant of permission as the development complies with the Z2 zoning objective for residential conservation areas and will not seriously injure the visual or residential amenities of the area or surrounding properties.

Decision Maker's Conclusion

  • The principle of a mews dwelling at this location is well-established by planning history and the structure matches the height and roof profiles of adjacent mews developments.
  • The proposed reduction in rear garden space to 34 sq. m. is considered a minor amendment that is acceptable within the flexible design parameters allowed for urban mews locations.
  • While the change to a pitched roof is welcomed, the proposed 'in roof' winter garden should be omitted to preserve the character of the building and the visual amenity of the conservation area.

Cited Policies (CDP)

Zoning Objective Z2 - Residential Conservation AreasPolicy QHSN6 Urban ConsolidationPolicy BHA2 Development of Protected StructuresPolicy BHA9 Conservation AreasPolicy BHA14 MewsChapter 15 Development StandardsSection 15.2.3 Planning Application Documentation – Planning ThresholdsSection 15.5.2 Infill DevelopmentSection 15.13.4 Backland HousingSection 15.13.5 MewsSection 15.13.5.1 Design and Layout of mews developmentSection 15.15.2.2 Conservation AreasSection 15.15.2.3 Protected StructuresAppendix 5 Transport and Mobility: Technical RequirementsAppendix 16 Sunlight and Daylight

Decision Document Summary

This report concerns an appeal for alterations to a previously permitted mews dwelling at 20 Bannaville, Ranelagh, Dublin 6, which is currently under construction. The site is located within the curtilage of a Protected Structure (11 Mountpleasant Avenue Lower) and is zoned Z2 (Residential Conservation Area). The proposed alterations include a small increase in floor area, internal reconfiguration to provide three bedrooms and an office, and a change from a barrel vault roof to an in-line pitche...
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