WEB1861/22
Planning permission for a change of use for site at 229A Rathmines Road Upper, Rathmines, Dublin 6, D06 H7F8 from commercial to residential. The permission will include the demolition of the existing 2 storey 86.9sqm office building and a single storey 49sqm workshop. It will include the construction of 2no. 2 storey, 2 bedroom flat-roofed dwellings (Unit 1 - 101.9sqm & Unit 2 - 101.7sqm) with stone cladding at ground floor level, smooth painted render finish at first-floor level, large expansive glazing with vertical timber louvres providing privacy, private first floor terraces (Unit 1 - 12.7sqm & Unit 2 - 12.8sqm) with glass balustrades. The permission will also include proposed rooflights, flat-roofed clerestories, a shared communal pathway with a front garden per unit (Unit 1 - 26.7sqm & Unit 2 - 21sqm) and all associated site services.
Core Refusal Reason
The Inspector recommended granting permission, concluding that the development would provide a satisfactory standard of residential amenity, would not seriously injure the character of the conservation area, and is acceptable regarding traffic safety and public health.
Decision Maker's Conclusion
- The proposed residential use is acceptable in principle under the Z2 zoning objective and contributes to the consolidation of underutilised serviced urban sites.
- The design, while contemporary and exceeding certain plot ratio standards, does not unduly affect the amenities or character of the conservation area or adjoining properties.
- The existing substandard nature of Highfield Mews lane is not a sufficient barrier to development given the omission of on-site parking and the negligible traffic impact compared to the previous commercial use.
Cited Policies (CDP)
Decision Document Summary
The application seeks permission for the change of use from commercial to residential at No. 229A Upper Rathmines Road, involving the demolition of an existing office and workshop to construct two, two-storey flat-roof houses. Located on Highfield Mews, a narrow privately owned lane, the site falls within a Residential Neighbourhoods (Conservation Areas) zone. Dublin City Council initially refused permission due to concerns over piecemeal development, overbearing impacts, and the substandard wid...PDF Document Missing
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