WEB1156/26
Hermitage Property Group intends to apply for planning permission at 236 - 238 Harold’s Cross Road, Dublin D6W RF44. The development will consist of (i) the demolition of the existing Lyster’s Bar, (ii) the construction of a 5-storey new building comprising 40-bed student accommodation with ground floor commercial space, (iii) two external rear bin stores, (iv) external rear bicycle storage for 12 cycles, (v) internal basement cycle store for 40 cycles plus 12 foldable cycles, (vi) hard and soft external rear landscaping, (vii) fourth floor 74 square metre roof terrace, (viii) front and rear facing windows at all levels, (ix) side facing windows at ground to fourth floor of extended rear leg (x) solar panels at roof level, and all associated site works. The site is accessed via Harold's Cross Road and Mountain View Avenue. The development site is attached to buildings south and north facing Harold's Cross road, and north on Mountain View .Avenue.
Core Refusal Reason
The proposed development was refused due to its excessive height, scale, and massing in a sensitive residential conservation area, which would result in an overbearing visual impact and unacceptable overlooking of adjacent properties.
Decision Maker's Conclusion
- The development's height, scale, and massing are considered unduly dominant and overbearing for its prominent location within a residential conservation area and near Protected Structures.
- The proposal fails to comply with the Sustainable Residential and Compact Settlements Guidelines (2024) and specific policies of the Dublin City Development Plan 2022-2028 regarding visual and residential amenity.
- The proximity of windows on the southern elevation would lead to unacceptable overlooking and an overbearing impact on the private amenity space of the neighboring property at 240 Harold's Cross Road.
Cited Policies (CDP)
Decision Document Summary
Hermitage Property Group sought planning permission for a development at 236 - 238 Harold's Cross Road, Dublin, a site situated in a sensitive residential conservation area at the termination of the view from Leinster Road. The local authority refused the application because the proposed structure's scale and design were deemed incompatible with the surrounding historic context and Protected Structures. Additionally, the development was found to negatively impact the residential amenity of neigh...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
Search for case on ABP