3731/23

PROTECTED STRUCTURE: (RPS. 3300) works include the demolition of a single storey, light industrial building, located within stone boundary walls, with the part retention of blockwork wall forming the east boundary of the site. Removal too of a roller shutter, support beam and concrete blocks from the north boundary, stone wall. Construction of a 2 storey, semi-detached, 5 bedroom house, consisting of a single family dwelling, area 152m2, located within the existing boundary walls. Entrance of the house is via an existing entrance ope, in the north boundary wall, from Inchicore Terrace South. Bicycle parking, bin storage and private open space to be provided within the curtilage. Work also include modifications to the east boundary wall, the maintenance, repair and restoration of the protected stone walls, the extension of the existing drainage system with additional SuDs measures and associated site works.

Granted

Core Planning Reasoning

The Inspector recommended a grant of permission as the proposed development represents an appropriate contemporary infill design that respects the character and setting of the historic Inchicore Railway Works estate, successfully integrates with and restores the protected boundary walls, and does not significantly impact the residential amenities of neighbouring properties.

Decision Maker's Conclusion

  • The proposed contemporary dwelling is sympathetically scaled and designed to respect the eaves heights and rooflines of surrounding residential terraces, sitting below the ridge heights of existing houses.
  • The restoration and retention of the protected limestone and granite boundary walls will positively contribute to the architectural heritage of the area and bring them into long-term sustainable use.
  • Sufficient separation distances (exceeding 16m standards) and the strategic design of fenestration ensure that the development will not result in undue overlooking, overshadowing, or overbearing impacts on adjacent properties.

Cited Policies (CDP)

Zoning Objective Z1 (Sustainable Residential Neighbourhoods)Zoning Objective Z2 (Residential Neighbourhoods (Conservation Areas))Policy BHA2 (Development of Protected Structures)Policy BHA9 (Conservation Areas)Section 11.5.2 (Architectural Conservation Areas)Section 15.4.2 (Architectural Design Quality)Section 15.5.2 (Infill Development)Section 15.13.3 (Infill/Side Garden Housing Developments)Section 15.15.2.3 (Protected Structures)Appendix 5 (Car Parking Standards)Appendix 16 (Daylight & Sunlight)

Decision Document Summary

The proposal involves the demolition of a disused 189sqm light industrial building and the construction of a two-storey, five-bedroom house on a constrained triangular infill site in Inchicore, Dublin 8. The site is uniquely enclosed by protected boundary walls (RPS Nos. 3300 & 8744) associated with the historic Inchicore Railway Works estate. A previous application on the site was refused; however, the Inspector found the current revised proposal—featuring charred timber cladding, a low-pitched...
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