4003/24
PROTECTED STRUCTURE : Permission for development at this site 20 Bannaville, Ranelagh, Dublin 6 (Rear of 11 Mountpleasant Avenue Lower, Ranelagh, Dublin 6). The development will consist of the proposed internal and external changes of the previously approved (ref: 2935/14) 3 storey mews consisting of internal remodelling of floor plans to suit client family requirements with the addition of an amended living area to ground floor, associated bin storage and utility room, roof terrace in lieu of balcony and a proposed pitched roof Proposed ancillary works to facilitate the development. This development is to the rear of no. 11 Mountpleasant Avenue Lower which is a protected structure.
Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal, on the basis that an alternative design submitted during the appeal addressed concerns regarding overdevelopment, visual impact on Protected Structures, and inadequate private open space through qualitative design improvements and the application of SPPR 2 flexibility.
Decision Maker's Conclusion
- The alternative design option submitted by the appellant effectively overcomes the Planning Authority's refusal reasons by omitting the obtrusive chimney, reducing height, and replacing the roof terrace with a more sensitive 'in-roof' winter garden.
- Flexibility regarding private open space standards is appropriate under SPPR 2 of the 2024 Sustainable Residential Development and Compact Settlement Guidelines, given the restricted nature of the brownfield infill site and the qualitative improvements proposed.
- The revised proposal respects the character and setting of the adjacent Protected Structures and the Z2 Residential Conservation Area, ensuring no material injury to the visual or residential amenities of the surrounding properties.
Cited Policies (CDP)
Decision Document Summary
This report assesses a proposal for internal and external modifications to a previously permitted three-storey mews dwelling at No. 20 Bannaville, Ranelagh, which is located to the rear of No. 11 Mountpleasant Avenue Lower, a Protected Structure. Dublin City Council originally refused permission, citing overdevelopment and the incongruous visual impact of a proposed chimney and roof terrace on the historic character of the conservation area. However, the Inspector noted that the parent permissio...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