WEB2109/24

For demolition and removal of two existing derelict dilapidated houses at 23 – 25 Old Kilmainham, Dublin 8. The application includes removal of the two houses, making good of the brickwork where the houses abutted the adjoining gable, applying a new sand-cement render finish, strengthening the adjacent chimney stack, and providing a new barge board detail as required. It also includes making good the existing ground floor slab finishes, pouring a new concrete slab at the same level as the existing yard, extending the existing fence with a matching fence detail, and repainting the existing fence and gates.

Refused

Core Refusal Reason

The proposed demolition would result in the loss of architectural character and the historic grain of Kilmainham Village without sufficient justification or planning gain, contravening development plan policies that protect buildings on historic maps and encourage the reuse of older structures.

Decision Maker's Conclusion

  • The buildings at 23-25 Old Kilmainham are of significant historical value as rare surviving examples of late 17th-century domestic-scale housing, making a positive contribution to the historic streetscape.
  • The applicant failed to provide adequate justification for demolition, such as a robust structural assessment proving the buildings are beyond repair or a proposal for high-quality replacement development that would offer planning gain.
  • The removal of the buildings to facilitate an expanded commercial yard and metal fencing would exacerbate the erosion of the urban fabric and fail to contribute to the creation of a vibrant public realm.

Cited Policies (CDP)

Policy BHA 6 (Buildings on Historic Maps)Policy BHA 11 (Rehabilitation and Reuse of Existing Older Buildings)Section 11.5.3 (Built Heritage and Archaeology)Section 15.5.1 (Brownfield, Regeneration Sites and Large-Scale Development)Zone 1 (Z1) Sustainable Residential Neighbourhoods

Decision Document Summary

The application by Dublin Providers Limited sought the demolition of two derelict houses at 23-25 Old Kilmainham to facilitate the expansion of a commercial storage yard. The site is located in an area zoned for residential use (Z1) but maintains a legacy commercial use. While the buildings are not on the Record of Protected Structures (RPS), technical reports from the City Archaeologist and Conservation Officer identify them as high-value 17th-century structures. The Inspector noted that while ...
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