3122/24

PROTECTED STRUCTURE:The development will consist of (i) demolition of existing single-storey garage fronting Tower Avenue; (ii) construction of a two-storey, two-bedroom mews building with an internal courtyard at ground floor level and garden at roof level; (iii) pedestrian access to be provided via Tower Avenue; and, (iv) all boundary, drainage, landscaping and ancillary works necessary to facilitate the development. The site is within the curtilage of a protected structure at No. 51 Brighton Road, Dublin 6 (RPS No. 961).

Refused

Core Refusal Reason

The proposed mews dwelling, due to its height, scale, massing, and siting on a restricted site within the curtilage of a Protected Structure, would negatively impact the character and setting of that structure, represent overdevelopment, and exert an overbearing impact on the parent building and its shared amenity space.

Decision Maker's Conclusion

  • The height and massing of the development along the boundary would result in an overbearing impact on the shared amenity space of 51 Brighton Road.
  • The development would harm the character and setting of the Protected Structure and is contrary to the Z2 residential conservation zoning objective.
  • While quantitative open space standards might be met, the qualitative value of the remaining amenity space is poor as it would function primarily as a narrow circulatory space.

Cited Policies (CDP)

Policy BHA2 (Protected Structures)Policy BHA9 (Conservation Areas)Section 15.15.2.2 (Conservation Areas)Section 15.13.4 (Backland Housing)Section 15.13.5 (Mews Developments)Section 15.13.5.1 (Design and Layout)Section 15.13.5.3 (Roofs)Policy QHSN5 (Urban Consolidation)Appendix 3 (Plot Ratio and Site Coverage)Z2 Residential Neighbourhoods (Conservation Areas) Zoning

Decision Document Summary

The proposal involves the demolition of an existing garage and the construction of a two-storey, two-bedroom mews dwelling at the rear of 51 Brighton Road, Terenure, which is a Protected Structure. The site is located in a Z2 Conservation Area and accessed via Tower Avenue, a narrow laneway. The Inspector acknowledged the acceptability of a 'car-free' development and the contemporary design approach in principle; however, he found that the proposed height of up to 8.1m and the close proximity (4...
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