3711/23

PROTECTED STRUCTURE: The development will consist of: (i) demolition of 2 no. existing sheds, with associated vehicular entrances, fronting Waterloo Lane and demolition of existing vehicular garage fronting Fleming's Place; (ii) construction of residential infill development comprising a terrace of 7 no. three-storey flat-roofed four-bedroom mews dwellings each served by garden to the rear at ground level, terrace/balcony to the front at second floor level and 1 no. on-curtilage vehicular parking space accessible via Waterloo Lane; and, (iii) all ancillary works, inclusive of boundary treatments and SuDS drainage necessary to facilitate development.

Refused

Core Refusal Reason

The Inspector recommended granting permission (reversing the Planning Authority's refusal), concluding that the contemporary design provides an appropriate architectural response to a transitional infill site while protecting the setting of adjacent protected structures.

Decision Maker's Conclusion

  • The proposed terrace is subordinate in scale to the primary protected structures and compatible with the varied architectural context, which includes large-scale modern commercial blocks.
  • The development strikes an appropriate balance between compact urban growth and the protection of residential amenities regarding overlooking, privacy, and overbearance.
  • The site is exceptionally large for a mews development, and its location justifies the relaxation of certain private open space standards as provided for in national guidelines for urban infill schemes.

Cited Policies (CDP)

Policy SC2Policy SC5Policy SC19Policy SC21Policy SC22Section 4.5.5Policy SC8Policy SC11Policy QHSN6Section 8.5.7Policy SMT27Table 2 (Car Parking)Policy SI13Policy SI15Policy SI16Policy SI21Policy SI22Policy GI28Policy BHA2Section 11.5.3Policy BHA9Policy BHA10Policy BHA14 (Mews)Section 14.4Section 14.7.2 (Zone Z2)Section 15.4Section 15.4.2Section 15.8Section 15.11Section 15.11.3Section 15.13.3Section 15.13.4Section 15.13.5Section 15.13.5.2 (Height, Scale and Massing)Section 15.15.2Appendix 5Appendix 13Appendix 18

Decision Document Summary

The proposal consists of 7 no. three-storey, four-bedroom terraced dwellings with courtyard parking on an infill site at Waterloo Lane and Fleming's Place, Ballsbridge. The site was formerly part of the rear gardens of protected structures at No. 1 and No. 3 Waterloo Road. Dublin City Council originally refused the application due to concerns regarding overdevelopment, excessive height, and negative impacts on the Z2 Conservation Area. However, the Inspector found the contemporary brick and meta...
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