3747/23
PROTECTED STRUCTURE: PERMISSION: For development for a residential development comprising 24 no. units, on a site of 0.084 ha, at Nos. 16-19 Rutland Place, Dublin 1 (located to the rear of Nos 16-19 North Great George's Street all of which are Protected Structures (RPS Nos. 3191; 3192; 3193 and 3194). The development will consist of: The demolition of the existing two storey site structures at Nos. 16, 18 and 19 Rutland Place (c. 882.6 sqm) and the partial demolition (c. 175.2 sq m) of No. 17 Rutland Place, retaining the below ground brick cellar and ground to first floor stone rubble walls (c. 96.7 sq m retained above ground level and c. 139.6 sq m at basement level); alterations to the existing retained built form at No. 17 Rutland Place to facilitate the construction of the new development; and the construction of a 4 storey apartment block (3 full storeys plus set back 4 th floor; 14.2m max. height), with balconies and terraces, to provide 24 no. residential apartments (c. 2085 sq m GFA), comprising 1 no. studio unit, 12 no. one bedroom units and 11 no. two bedroom (4 person) units. The development will also consist of the provision of communal amenity space, hard and soft landscaping, boundary treatment; bicycle parking; piped infrastructural services and connections; ducting; plant; waste management provision; SuDS measures (including green blue roof); site lighting and all site development and excavation works above and below ground.
Core Planning Reasoning
The Inspector recommends a grant of permission because the revised proposal provides for a high-quality contemporary design that sensitively responds to the Architectural Conservation Area (ACA) and Protected Structures, respects the historic grain through articulated roof forms and plot widths, and maintains a sufficient separation distance to protect the residential amenity of neighboring properties.
Decision Maker's Conclusion
- The amended design, featuring four individually articulated barrel-vaulted roof volumes, successfully respects the character of the North Great Georges Street & Environs ACA and the legibility of historic mews plot widths.
- The proposed separation distances of 18m to 23m between rear opposing windows exceed the minimum 16m standard set out in the Compact Settlements Guidelines, ensuring no unacceptable overlooking or overbearing impacts.
- The development represents an appropriate density of 236 units per hectare for a brownfield city center site within a Strategic Development Regeneration Area (SDRA 10), facilitating necessary urban consolidation.
Cited Policies (CDP)
Decision Document Summary
The proposal involves the demolition of warehouse structures and the construction of a 4-storey apartment building containing 20 units (reduced from 24) at 16-19 Rutland Place, Dublin 1. The site is a mews lane situated to the rear of Protected Georgian Structures on North Great George's Street within a designated Architectural Conservation Area (ACA). Despite a history of planning refusals on the site relating to scale and massing, the Inspector found that the current revised scheme—refined thr...PDF Document Missing
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