4114/24
PROTECTED STRUCTURE : Permission for development at a site of c. 0.1 ha at Nos, 15- 16 Baggot Street Lower, Dublin 2, D02 AV91 and at part of the site of No. 17 Baggot St Lower, Dublin 2, DO2 DF78 (a Protected Structure RPS ref. no. 340/341). The proposed development will consist of: The demolition of the existing one to three storey buildings at Nos 15-16 Baggot Street Lower (2,619 sqm); and the construction of a six-storey building over basement (706 sqm), and partial lower basement level (167 sqm), with roof level plant room (65 sqm) and roof plant (total gross floor area 5,972 sqm), which partially extends into the site of No. 17 Lower Baggot Street from First Floor to Fourth Floor levels. The proposed development will accommodate a mixed-use development comprising: 23 no. apartments (14 No 1-bed units and 9 No. 2-bed units with associated balconies on the south, east and west elevations) accessed from Baggot Street Lower; a 66 no. bedroom hotel with reception and ancillary café (2,606 sqm) ; Café/restaurant unit (131 sqm) Retail unit (500 sqm); and Gym (359 sqm); with ancillary cycle parking at Basement Level, plant room, bin storage, signage , SuDs features including green and blue roof provision and all ancillary site development and excavation works above and below ground.
Core Refusal Reason
The proposal was refused due to excessive height, scale, and massing which would result in the unjustifiable loss of historic fabric, harm the character of the Georgian conservation area, and cause detrimental impacts on residential amenity through overshadowing and overbearing effects.
Decision Maker's Conclusion
- The development is overly dominant and inappropriate in height, leading to the extensive demolition of original historic fabric and causing serious injury to the architectural character and legibility of the Georgian conservation area and adjacent protected structures.
- The scale and massing of the scheme would result in significant overbearing and overshadowing impacts on neighboring properties, while failing to provide adequate privacy and daylight for future occupants.
- The proposal constitutes an overdevelopment of a restricted site that would materially contravene the 2022-2028 Dublin City Council Development Plan, devalue property in the vicinity, and set an undesirable precedent for the area.
Cited Policies (CDP)
Decision Document Summary
The proposal sought development at Nos. 15-16 and part of No. 17 Baggot Street Lower, Dublin 2, involving protected structures within a sensitive Georgian conservation area. Dublin City Council refused permission on the grounds that the scheme's excessive height and scale would necessitate the unjustifiable demolition of historic fabric and negatively impact the setting of surrounding heritage assets. Additionally, the authority concluded that the project represents overdevelopment, as its massi...PDF Document Missing
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