4575/22

Permission for (a) Third and fourth floor extensions to existing dwelling at no. 1 Pembroke Place to provide additional habitable accommodation and roof garden including installation of lift, stair access and storage unit partly within the existing curtilage of Mews 2 Pembroke Place; (b) associated alterations to roof structure of existing dwelling at Mews 2 Pembroke Place, including part second, third and fourth floor extensions to facilitate the proposed extension to no.1 Pembroke Place; (c) ground floor extension to front of Mews 2 Pembroke Place including re-orientation of its main entrance door; (d) all associated plot boundary adjustments, elevational alterations and site development works to both existing dwellings at no. 1 Pembroke Place and Mews 2 Pembroke Place, Dublin 2.

Refused

Core Refusal Reason

The development represents a material contravention of the Z6 zoning objective (Employment/Enterprise), constitutes overdevelopment within a sensitive Conservation Area due to excessive height, plot ratio, and site coverage, and would have a detrimental visual impact on the setting of adjacent Protected Structures.

Decision Maker's Conclusion

  • The proposed residential extension materially contravenes the Z6 zoning objective of the Dublin City Development Plan 2022-2028, which is intended to protect and facilitate enterprise and employment creation.
  • The vertical extensions are over-scaled and disproportionate for the mews lane context, failing to integrate with the existing building narrative and negatively impacting the character of the Conservation Area and the setting of nearby Protected Structures.
  • The proposal constitutes significant overdevelopment, with a plot ratio of 2.29 and 100% site coverage far exceeding the indicative standards for Conservation Areas without adequate planning justification.

Cited Policies (CDP)

Zoning Objective Z6Section 11.1.5.6Section 11.1.5.4Policy CHC4Section 11.5Section 11.5.2Policy BHA7Section 11.5.3Policy BHA9Policy BHA10Policy BHA14Objective BHAO5Section 14.3.1Section 14.6Section 14.7.6Section 15.4Section 15.5Section 15.5.6Section 15.8Section 15.9Section 15.11Section 15.12Section 15.13Section 15.15Section 15.18Appendix 3Appendix 6Appendix 16Appendix 18

Decision Document Summary

This appeal relates to a proposal for the construction of extensions and alterations to two existing dwellings at 1 Pembroke Place and Mews 2, Pembroke Place, Dublin 2. The project involves increasing the height of the structures to 13.8 metres to accommodate new habitable space, a lift shaft, and a roof garden. The site is situated in a highly sensitive urban context within a Conservation Area and immediately adjacent to Kingram House, a Protected Structure. The Inspector's assessment highlight...
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