5400/22
Permission is sought for the demolition of existing dwelling & site structures, and the construction of a six-storey apartment building comprising 13 No. apartment units (9 No. 1-bed units and 3 No. 2-bed units & 1 No. three bed) with associated balconies/terraces, the provision of 3 no. communal open space areas at ground level and on third floor and fourth floor terraces, ancillary areas for bicycle parking, refuse storage, apartment storage room, associated plant room at ground floor, amendments to the boundaries as required to facilitate the development in relation to the bounding properties to the south and west, maintaining in place a vehicular access with gate providing wayleave access to the side serving the rear of No 28, Bow Lane West, with associated landscaping & site works.
Core Refusal Reason
The Inspector recommends granting permission (overturning the local authority's refusal), concluding that the demolition of the unlisted, near-derelict building is justified to facilitate sustainable, high-density residential development on zoned city-centre land, as the proposal meets all applicable design standards and will not significantly harm the character of the area or the setting of nearby protected structures.
Decision Maker's Conclusion
- Demolition is acceptable in principle because the structure is not listed on the Record of Protected Structures (RPS) or the National Inventory of Architectural Heritage (NIAH), is in poor physical condition, and its retention would result in an inefficient use of serviced, brownfield land.
- The proposed 6-storey apartment building is consistent with national and local policies for urban consolidation and complies with 'Sustainable Urban Housing: Design Standards for New Apartments' regarding unit mix, dual aspect ratios, and internal amenities.
- The development will not adversely affect the architectural heritage or the setting of the adjacent St. Patrick’s Hospital (a protected structure), given the existing 6-storey contextual developments and the evolving higher-density character of Bow Lane West.
Cited Policies (CDP)
Decision Document Summary
This report pertains to an appeal against Dublin City Council's refusal of a 6-storey apartment building (13 units) at 29 Bow Lane West, Dublin 8. The primary conflict involves the demolition of an existing 18th/19th-century dwelling. The Planning Authority argued for its preservation under Policy BHA6 as the 'last historic survivor' on the lane. However, the Inspector, John Duffy, argues that the building's lack of statutory protection, its poor structural state, and the site's location within ...PDF Document Missing
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