3875/23

PERMISSION: For demolition of existing storage shed, removal of existing rear gate with part of block boundary wall, construction of 3-storey mews building comprising 1 no. 2-bedroom ground floor apartment and 1 no. 2-bedroom duplex dwelling, 2 no. parking spaces accessed from lane, refuse bins enclosure, boundary treatment and all ancillary site works at rear of No. 28 Bengal Terrace, Glasnevin, Dublin 11.

Refused

Core Refusal Reason

The proposed development constitutes overdevelopment that fails to be subservient to the primary period terrace, would negatively impact the setting of the adjacent Glasnevin Cemetery (a Protected Structure) and the De Courcy Square ACA, provides substandard residential amenity for occupants, and relies on a substandard, narrow access lane that poses a traffic hazard.

Decision Maker's Conclusion

  • The three-storey scale, height, and massing are not subordinate to the original 1830s terrace and would diminish the character and setting of the Glasnevin Cemetery Protected Structure and the neighboring Architectural Conservation Area (ACA).
  • The proposal results in substandard residential amenity due to inadequate private open space for both the proposed units and the existing main dwelling, combined with concerns over overshadowing and insufficient internal floor-to-ceiling heights.
  • The access laneway is fundamentally unsuitable for the development as it lacks the required 5.5m width and necessary infrastructure for emergency and refuse vehicles, thereby creating a significant traffic hazard and public safety risk.

Cited Policies (CDP)

Section 15.13.5Section 15.13.5.1Section 15.13.5.2Section 15.13.5.4Section 14.7.2Policy BHA2Policy BHA7Section 15.11.3Section 15.9.4Appendix 5, Section 4.3.8

Decision Document Summary

The applicant sought permission to demolish a shed and construct a three-storey mews building comprising one 2-bedroom apartment and one 2-bedroom duplex at the rear of No. 28 Bengal Terrace, Glasnevin. The site is zoned 'Z2' (Residential Neighbourhoods - Conservation Areas) and occupies a highly sensitive location adjacent to the perimeter walls and watchtower of Glasnevin Cemetery. The Inspector determined that the building’s 8.45m height and overall massing were incongruous with the establish...
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