4505/23

The development will incorporate a total of 21no. apartment units of which there are 1no. studio apartment, 9no. 1 bed apartments, 8no. 2bed apartments, 1 no. 2bed duplex apartment and 2no. 3bed apartments along with associated residential communal spaces at ground level. The proposal comprises 2no. buildings ranging in height from 2 storey to 4 story which area to be constructed over the existing basement block which is in-situ and which was constructed pursuant to permission 5588/03. Residential amenities within the development to include a residents gym, coffee bar and external communal spaces. The proposal also incorporates provision of bin and bicycle storage at basement level;, boundary treatments, external landscaping, connection to existing site services and all ancillary development works.

Refused

Core Refusal Reason

The development would result in unacceptable detrimental impacts on the residential amenity of neighboring properties and future occupants due to excessive overlooking, loss of privacy, and poor natural lighting, exacerbated by exceeding plot ratio and site coverage standards.

Decision Maker's Conclusion

  • The proposed development would have an unacceptable detrimental impact on adjacent residential amenities, specifically regarding overlooking and natural lighting impacts on existing apartments to the south and west.
  • The scheme fails to provide an appropriate quality of residential amenity for future residents, with many units suffering from poor privacy and inadequate sunlight in communal spaces.
  • While height and density are acceptable in principle, the proposal significantly exceeds indicative plot ratio and site coverage standards for conservation areas, which correlates directly with the identified amenity failures.

Cited Policies (CDP)

Zoning Objective Z4Policy SC11 (Compact Growth)Policy QHSN37 (Houses and Apartments)Section 15.9 (Apartment Standards)Section 15.9.18 (Overlooking and Overbearance)Section 4.5.4 (Increased Height)Appendix 3 (Height Strategy)Section 3.2 (Density)Chapter 11.5.2 (Architectural Conservation Areas)Policy BHA7 (Architectural Conservation Areas)Policy BHA26 (Archaeological Heritage)Section 15.15.1.8 (Archaeological Mitigation)SDRA 15 (Liberties and Newmarket Square)Policy SC16 (Building Height Locations)Policy SC17 (Building Height)

Decision Document Summary

The proposal involves the construction of a 21-unit apartment development (revised to 20 units at appeal) in a 2-to-4 storey 'C'-shaped block on a brownfield site at Hanover Lane, Dublin 8. The site is located within the Thomas Street & Environs Architectural Conservation Area, a sensitive urban context characterized by narrow lanes and varied residential heights. While the Inspector found the building's height and density broadly compliant with national policy for central urban sites, the speci...
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