4095/23

PROTECTED STRUCTURE: Planning permission for the development of 3no terraced dwelling houses . The development will consist of (1) demolition of single double garage of total 40sq.m. to rear of no. 80 Northumberland Road; (2) restoration and alterations to existing 2-storey coach house, a protected structure to the rear of no. 78 Northumberland Road; (3) construction of 2 no. 187sq.m. and 1 no. 175sq.m. courtyard mews houses that integrate and extend to the existing coach house, each comprising a garage providing 1 no. car space with live/work space above, living spaces and 2no. bedrooms; (4) a new rooflight to the south west side of the existing coach house roof; (5) external courtyards of 12sq.m. and rear gardens of 49sq.m. to each house; (6) retention and repair of granite rubble walls; all within the curtilage of the protected structures.

Granted

Core Planning Reasoning

The proposed development, by reason of its height, bulk, and scale within a Residential Conservation Area and the curtilage of a Protected Structure, would be visually obtrusive, constitute overdevelopment, and be detrimental to the character and setting of the historic streetscape.

Decision Maker's Conclusion

  • The proposed height of 9.6 metres effectively introduces a third floor that would retain an unacceptable visual dominance and fail to be subservient to the adjacent protected structures.
  • Despite a 15% reduction in overall floor area compared to a previously refused scheme (2720/14), the lack of change to the ridge height means the development remains visually obtrusive and out of character with the Residential Conservation Area.
  • The scale, massing, and building width would have an undue overbearing impact on the adjacent property at 162 Landsdowne Park, which is not sufficiently mitigated by the design changes.

Cited Policies (CDP)

Z2 Zoning ObjectivePolicy BHA2 (Development of Protected Structures)Policy BHA14 (Mews)Section 14.7.2 (Residential Neighbourhoods - Conservation Areas)Section 15.5.4 (Height)Section 15.11.12 (Aspect, Daylight / Sunlight)Appendix 3 (Density, Plot Ratio, Site Coverage)Appendix 16 (Sunlight and Daylight)

Decision Document Summary

The applicant sought permission for the demolition of a twentieth-century garage and the construction of 3 two-storey terraced dwellings at 164 Lansdowne Park, Dublin 4. The site is sensitive backland, located within the curtilage of Protected Structures (Nos. 78 & 80 Northumberland Road) and zoned Z2 'to protect and/or improve the amenities of residential conservation areas'. While Dublin City Council granted permission, the Inspector's assessment focused on a comparison with a 2014 refusal on ...
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