Core Refusal Reason
The Inspector recommended that permission be granted, overturning the Planning Authority's refusal, on the grounds that the development is consistent with the 'Z4' land-use zoning and aligns with policies BHA7 and BHA11 by providing for the rehabilitation and adaptive reuse of existing buildings within an Architectural Conservation Area without causing significant injury to visual or residential amenities.
Decision Maker's Conclusion
- The proposed additional floor is compatible with the varied building heights in the area and will sit comfortably within the streetscape once permitted adjacent developments are constructed.
- While the site is in an Architectural Conservation Area (ACA), the loss of the original hipped roofs is mitigated by the retention of the chimneys and a set-back design that is sympathetic to the existing context.
- The development supports the sustainable reuse of vacant and dilapidated buildings in accordance with compact growth policies and does not result in significant detrimental impacts regarding overshadowing, overlooking, or overbearance.
Cited Policies (CDP)
Policy BHA7Policy BHA11Policy BHA24Policy CA6Policy SC11Policy SI22Policy SI23Policy SI25Section 11.5.2Section 11.5.5Section 13.17Objective SDRAO1Section 15.7.1Appendix 11Appendix 13
Decision Document Summary
The application proposes the removal of pitched roofs and the construction of a fourth floor on two vacant three-storey residential buildings at 2-3 Mark's Alley West, Dublin 8. Dublin City Council originally refused permission, citing negative impacts on the Thomas Street Architectural Conservation Area (ACA) and Policy BHA7. The Inspector's assessment found that the surrounding area is characterized by mixed uses and heights ranging from 2 to 5 storeys. Key arguments in favor of the developmen...SOURCE PDFOpen Original
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