3114/23
PERMESSION: PROTECTED STRUCTURE:Planning permission for the change of use of existing 2 & 3 storey (over basement) former school building and split into new use of offices and residential apartments accommodation, also we wish to apply for planning permission for the increasing the building height to permit the construction of a new addition building floor level, also and lowering of the existing basement floor level and include the construction of a new exterior staircase accessing the basement area (from Manor Street). The development to also include the demolition of the existing former 'stage' area, basement area & existing 3 storey elements & undertake new replacement building accommodation-which will include the construction of a new two storey cantilevered first & second floor levels extension to Manor Street facade. The development also to include for all new external elevational treatments (to all building facades), also undertake all necessary internal / external demolition & alterations works inclusive of all associated site work and ancillary accommodation. The New Development Accommodation to consist of: Basement Level :- new exterior staircase access from Manor Street. Internally-new refuse store, 14 Bicycle parking spaces, Mechanical & Electrical plant rooms & Service lift. Ground Floor level:- two access doorways from Manor Street, new stairwells, passanger lift, office accommodation unit with toilet facilities and external private open space. First floor level:- new stairwells, passanger lift, mezzanine office area(forming part of ground floor office accommodation unit) service plant room area. Also 1 No. -One bedroom apartment unit with exterior private open space. Second Floor level: new stairwells, passanger lift, two office units, toilet facilities. Also 1 No. -One bedroom apartment unit with exterior private open space. Third floor:-(the new addition floor level) new stairwell & lift. Also 2 No. -Two bedroom apartment units with exterior private open spaces and exterior access passageway. The proposed development is located within the curtilage of a protected structure of 10 Manor Street, protected structure DCC 4872, NIAH Reg. No. 50070184.
Core Refusal Reason
The proposed development's excessive scale, massing, and incongruous design would negatively impact the architectural character and setting of an adjacent protected structure and the historic streetscape, while also causing overbearing and overshadowing impacts on neighboring residential amenities.
Decision Maker's Conclusion
- The height, scale, and massing of the additional storey are considered overbearing and insensitive to the setting of the adjacent Gothic Revival gate lodge (a protected structure) and the historic Stoneybatter streetscape.
- The proposed front elevation, including the projecting bay and large window openings, would disrupt the established building line and rhythm of the existing terrace, resulting in an incongruous architectural composition.
- The development would result in significant injury to the residential amenities of the adjoining property at No. 13 through overbearing physical presence and potential overshadowing of its rear garden.
Cited Policies (CDP)
Decision Document Summary
This planning application sought permission for the change of use and extension of a property at 12 Manor Street, Dublin 7, located adjacent to a protected Gothic Revival gate lodge. Dublin City Council refused the proposal primarily due to the inappropriate scale and design of the additional storey, which was deemed to overwhelm the historic streetscape and the setting of nearby protected structures. Furthermore, the development was found to negatively impact the residential amenity of the neig...PDF Document Missing
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