4898/22
PROTECTED STRUCTURE:The site is bounded by No. 34 Lower Rathmines Road ( a Protected Structure to the North ) , Mary Immaculate Refuge of Sinners to the south (a Protected Structure) , Lower Rathmines Road , Nos 36 , 38 , 40 , 42 , 44 (Protected Structure ) and No 46 Lower Rathmines Road to the west: and Fortescue Lane and 3 No. dwellings (Bessborough Court) to the east. Permission for a build to rent apartment development . The proposed development will consist of the demolition of a one-storey extension to the rear of no. 46 Lower Rathmines Road and an existing two-storey structure known as the Old Coach House and the construction of a 1 no. new building which is 4-storey (part 3-storey, part 4-storey) with a gross floor area of 2,600.2 sq.m. The building will comprise 39 no. build-to-rent apartments (33 no. 1-bed apartments, 2 no. 1-bed duplex units and 4 no. 2-bed apartments); with balconies/terraces to the east and west elevations and 1 no. communal roof terrace located at fourth-floor level; ground floor residential amenity facilities service spaces to include facility management office; parcel store; laundry; storage areas; shared multimedia room; gym; 1 no. ESB substation and switch room; covered outdoor bicycle parking area (providing 78 no. spaces in total); landscaping; public lighting; boundary treatment; and all associated site development and engineering works necessary to facilitate the proposed development. Vehicular and pedestrian accesss will be provided via Lower Rathmines Road. Pedestrian access will also be provided via Fortescue Lane.
Core Refusal Reason
Overdevelopment of a backland site resulting in injury to residential amenities, negative impact on the setting of Protected Structures, and inadequate access/traffic safety concerns.
Decision Maker's Conclusion
- The scale, height, and proximity of the development would cause excessive visual intrusion, overbearing, and overshadowing, negatively impacting the residential amenities of adjoining properties and the setting of Protected Structures.
- The proposal constitutes overdevelopment of a backland site and is inconsistent with the Z2 zoning objective aimed at protecting and improving residential conservation areas.
- The development fails to provide adequate emergency and service access, creating traffic hazards and potential conflicts between road users on Fortescue Lane and Rathmines Road Lower.
Cited Policies (CDP)
Decision Document Summary
The proposal sought to develop a backland site known as 'Blackberry Fair' located to the rear of several properties, including Protected Structures, on Lower Rathmines Road, Dublin 6. The application was refused primarily because the scale and height of the development were deemed to constitute overdevelopment, leading to significant overshadowing and visual intrusion for neighboring residents. Furthermore, the planning authority determined that the site lacked adequate access for emergency and ...PDF Document Missing
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