4432/23
PERMISSION:The development will consist of: A) Demolition of the existing 1 and 2 no. storey buildings (c. 601.8 sqm) at 13 and 13a Merrion Row & 12a and 12b Merrion Court, on part of the site. B) The construction of a part 4 and 5 no. storey (c. 18.5 metres parapet height) mixed-used development (including setback upper floor with c. 17.7 sqm terrace at northern elevation, sedum roof, plant and PV panels at roof level) comprising retail/restaurant use (c. 186 sqm) and office reception, bike store (19 spaces) and changing facilities at ground floor level and 4 no. floors of office space (c. 1,434 sqm) above with access taken from PL Merrion Row. C) Signage zones of 43 sqm on northern and western elevations. D) Refurbishment, restoration and part change of use of existing buildings at 12c, 12d & 5 Merrion Court (c. 246 sqm) from restaurant/residential/wine bar to provide 3 no. two storey residential townhouses (maximum height c. 8.2 metres) each accessed from Merrion Court. E) A separate storage unit (c. 22 sqm area) providing a refuse store serving the office & restaurant/retail use and residential refuse store (c. 8 sqm area) adjacent at the west side of Merrion Court. F) All plant and all associated site development works.
Core Refusal Reason
The Inspector recommends granting permission despite the Planning Authority's refusal, on the condition that the height is reduced by omitting the fourth floor to ensure the development does not negatively impact the historic skyline and visual amenities of the Conservation Area.
Decision Maker's Conclusion
- The proposed land use is acceptable under Z5 zoning, and the argument that it results in a loss of residential potential is rejected because the proposal actually provides a net gain of three long-term residential townhouses.
- The building's height and massing as submitted would be visually obtrusive from key vantage points on St. Stephen's Green, interfering with the character of the historic city core and the setting of Protected Structures.
- A grant of permission is recommended subject to a condition requiring the omission of the fourth floor in its entirety and the relocation of the bicycle store from the street frontage to the rear to maintain an active streetscape.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for a mixed-use development at a sensitive site on Merrion Row and Merrion Court, Dublin 2, involving the demolition of existing low-rise buildings and the construction of an office-led block alongside the refurbishment of three residential mews. Dublin City Council refused the application based on design concerns and the loss of potential residential use previously permitted as short-term lets. The Inspector's assessment found that the land-use concerns were unf...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