Core Refusal Reason
The Inspector recommended granting permission, reversing the Planning Authority's refusal. The reasoning is that the contemporary two-storey dwelling is appropriate for its sensitive corner location, respects the character of the adjacent Protected Structures, and provides a sustainable form of urban densification without significant negative impacts on visual or residential amenities.
Decision Maker's Conclusion
- The principle of residential development is acceptable under the Z2 zoning and is supported by the planning history of the site, which previously established the suitability of a mews dwelling in this location.
- A contemporary architectural approach using smooth off-white render and zinc cladding is deemed superior to a pastiche design for this context, successfully assimilating the building into the streetscape without being visually obtrusive.
- The proposal provides a good standard of residential accommodation and meets national policy objectives for urban densification and sustainability while successfully mitigating potential issues regarding overlooking and traffic safety.
Cited Policies (CDP)
Z2 residential conservation zoning objectivePolicy BHA2Policy BHA9Section 15.15.2.2Dublin City Development Plan 2022-2028Section 11.1.5.1 CHC2 (a), (b), (c)
Decision Document Summary
The proposal involves the construction of a two-storey, two-bedroom contemporary mews dwelling (82.5sqm) to the rear of 35 Mountpleasant Square, a Protected Structure within a Z2 residential conservation area in Ranelagh. Dublin City Council originally refused the development, citing concerns that its design, scale, and finishes would negatively impact the historic character and setting of the Protected Structure. The Inspector, however, argued that the contemporary design is an appropriate resp...SOURCE PDFOpen Original
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