5031/23
PROTECTED STRUCTURE. We, 120/121 Lower Baggot St Propco Limited intend to apply for Permission for development at 122 Baggot Street Lower, Dublin 2 (A Protected Structure RPS Ref. 420) and lands to the rear of 120,121,122 & 123 Baggot Street Lower, Dublin 2 (All are Protected Structures RPS Ref. 418, 419, 420 &421 respectively). The development will consist of: a) Part demolition of rear return of 122 Baggot Street Lower, Dublin 2 (A Protected Structure) at ground floor level (34.7 sq.m.) currently used as office space and at basement level (3.8 sq.m.) currently used as storage including external stairs that were previously covered over at ground level. b) Construction of a part 3 storey/part 4 storey (4th storey setback) over partial basement residential development with a total floor area of 1,304 sq.m. The three storey element faces onto Baggot Court and is to the rear of 120-121 Baggot Street Lower while the 4 storey (4th storey setback) is to the rear of 122-123 Baggot Street Lower. Total Residential accommodation provided is 14 No. apartments (7 No. 2 bedroom 4 person apartments and 7 No. 1 bedroom 2 person apartments) with a nett residential floor area of 950 sq.m. Ancillary accommodation is provided at basement floor level comprising Services, Plant and Storage areas and cycle storage (22 No. spaces). All apartments are provided with private terraces/balconies. c) Existing vehicular entrance and boundary wall to Baggot Court to be demolished. New pedestrian and service access to the building courtyard to be provided along with a new boundary treatment to the site boundary along Baggot Court. d) New landscaped courtyard garden between the proposed residential building and the rear of 120,121,122 & 123 Baggot Street Lower and Communal amenity open space (c.85.8 sq m) at roof garden level (Third Floor). e) Covered bin storage and visitor cycle storage (8 No.) at ground level and photovoltaic panels at roof level (over the 4th storey element), f) All associated site works on a site area of 810 sq.m.
Core Refusal Reason
The proposed development was refused due to its excessive scale and massing, which would negatively impact the architectural integrity of Protected Structures and cause significant injury to the residential amenity of the surrounding area.
Decision Maker's Conclusion
- The works are overly dominant and insensitively sited, leading to the unjustifiable demolition of historic fabric and serious injury to the character and legibility of Protected Structures and Conservation Areas.
- The scale and proximity of the development would result in detrimental overbearing, overshadowing, and overlooking impacts on neighboring properties, while failing to provide adequate daylight for future occupants.
- The proposal constitutes an overdevelopment of the site that materially contravenes multiple heritage policies of the Dublin City Council Development Plan and would set an undesirable precedent.
Cited Policies (CDP)
Decision Document Summary
The proposal by 120/121 Lower Baggot St Propco Limited sought development at 122 Baggot Street Lower and lands to the rear of 120-123 Baggot Street Lower, Dublin 2, involving Protected Structures. Dublin City Council refused permission because the scale and massing were deemed inappropriate for the sensitive historic context, threatening the architectural heritage and the character of the Architectural Conservation Area. Furthermore, the development was found to negatively affect the residential...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.