3953/24

PROTECTED STRUCTURE:Permission is sought by Corduff JG Enterprises Ltd. for development at the Rear of Nos. 42-43 Blessington Street (Mews along Blessington Lane), Phibsborough, Dublin 7, DO7 KP08 (Protected Structures RPS No. 806 and 807). The development consists of alterations to development previously approved under Reg. Ref. 3334/21 as follows: (i) the demolition of the existing warehouse; (ii) alterations to the approved apartment building comprising the construction of a three-storey over-basement residential development comprising 10 no. apartments (5 no. one-bedroom duplex units, 2 no. one-bedroom apartments, and 3 no. studio apartments), on lands fronting Blessington Lane; (ii) the provision of private balconies/terraces to serve apartments; (iv) provision of a communal landscaped courtyard with bicycle parking facilities, and bin storage; (v) landscaping, boundary treatments, SuDS drainage and all ancillary works necessary to facilitate the development.

Refused

Core Refusal Reason

The Planning Authority initially refused permission due to overdevelopment and substandard studio unit widths; however, the Inspector recommends granting permission subject to the omission of the three basement-level units which failed to meet minimum internal and amenity standards.

Decision Maker's Conclusion

  • The proposed three-storey building height and contemporary architectural treatment are acceptable and would positively contribute to the streetscape of Blessington Lane.
  • The three basement-level studio units are substandard as they fail to meet the 4-meter minimum width requirement set out in the Sustainable Urban Housing Guidelines and provide poor-quality amenity due to their sunken nature.
  • By omitting the basement level and reducing the scheme from 9 to 6 units, the development provides sufficient communal open space and avoids over-intensive use of the restricted mews site.

Cited Policies (CDP)

Z8 Georgian Conservation AreaBHA2BHA9 (Conservation Areas)BHA10 (Demolition in a Conservation Area)BHA14Objective QHSN36 (High Quality Apartment Development)Section 15.4.1 (Healthy Placemaking)Section 15.9 (Apartment Standards)Section 15.9.7 (Private Amenity Space)Section 15.9.8 (Communal Amenity Space)Objective GI26 (Public Open Space)Appendix 3 (Density and Building Height)Appendix 9 (Basement Development Guidance)Appendix 16 (Sunlight and Daylight)

Decision Document Summary

The applicant sought permission for the demolition of a warehouse and the construction of a 3-storey over basement apartment building comprising 9 units at the rear of nos. 42-43 Blessington Street, a site located within a Z8 Georgian Conservation Area and fronting Blessington Lane. The Planning Authority refused the application citing overdevelopment and units failing to meet minimum width standards. The Inspector's assessment found that while the building's overall height and scale were approp...
SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.

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