3288/24

PROTECTED STRUCTURE The development will consist of: (i) demolition of existing single storey garage structure; (ii) construction of residential development comprising (a) 1 no. two-storey two-bedroom mews dwelling with rear garden area; and, (b) 1 no. three-storey four-bedroom mews dwelling with rear garden area; (iii) construction of new boundary walls to separate mews dwellings from Nos. 29-30 Baggot Street Lower; and, (iv) all ancillary works, inclusive of landscaping, boundary works and SuDS drainage, necessary to facilitate the development. The subject properties, No. 29 Baggot Street (RPS No. 353 and No. 30 Baggot Street (RPS No. 354), are both protected structures.

Refused

Core Refusal Reason

The proposed mews development would be served by a substandard laneway (Little Fitzwilliam Place) that lacks the required minimum width and turning facilities, resulting in hazardous reversing maneuvers for service and emergency vehicles that would endanger public safety.

Decision Maker's Conclusion

  • While the principle of residential development is acceptable under the Z1 zoning and aligns with compact growth policies, the physical constraints of the access laneway are a fundamental obstacle.
  • The 4.8m laneway width is insufficient to meet the 5.5m standard required by the Development Plan for shared surfaces without footpaths, and the lack of a turning head necessitates dangerous 47m reversing maneuvers.
  • The development would set an undesirable precedent for other backland sites along constrained mews lanes and would be contrary to the proper planning and sustainable development of the area.

Cited Policies (CDP)

Zoning Z1 (Sustainable Residential Neighbourhoods)Zoning Z8 (Georgian Conservation Area)Section 15.13.5.4 (Access for mews)Section 4.3.8 of Appendix 5 (Mews Parking/Technical Requirements)Policy BHA2 (Development of Protected Structures)Policy BHA9 (Conservation Areas)Policy BHA14 (Mews)Policy SC1 (Consolidation of the Inner City)Policy SC11 (Compact Growth)Policy SC22 (Historical Architectural Character)Section 15.15.2.2 (Conservation Areas)Section 15.15.2.3 (Protected Structures)

Decision Document Summary

This report concerns an appeal against Dublin City Council's decision to refuse permission for two mews dwellings (a 3-storey 4-bedroom unit and a 2-storey 2-bedroom unit) at the rear of 29-30 Baggot Street Lower, which are Protected Structures. The site is accessed via Little Fitzwilliam Place, a 47m long cul-de-sac. The Inspector acknowledged that the proposal contributes to brownfield intensification, supports car-free living, and respects the character of the Georgian terrace. However, the t...
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