4458/22
PROTECTED STRUCTURE: the development will consist of amendments to the permitted development as granted under Reg. Ref. 4018/18 to include the following; a. replacement of permitted Block A, a 3 storey apartment building (1159sqm) containing 6no. 3-bed single storey apartments and 6 no. 2-bed single storey apartments (12no. in total) with a new 3 and part 4 storey apartment building (1573.75sqm) containing 8no. 2-bed single storey apartments, 3no. 2-bed (3-person) single storey apartments, 5no. 1-bed single storey apartments and 3no. studio single storey apartments, bin and bicycle storage (19 in total an increase of 7 units). All associated site development and landscape works, 9 no. car parking spaces within landscaped courtyard, provisions of new soft and hard landscaped areas, bicycle parking and all other associated and ancillary works. Demolition of existing shed structure to rear of site as permitted under Reg. Ref. 4018/18. There are no works proposed to the protected structure arising from this application.
Core Refusal Reason
The proposed development was refused due to the adverse impact of the four-storey apartment block on the character and setting of Hollybrook House, a Protected Structure, resulting in an overbearing presence and uncharacteristic design that diminishes the heritage asset's status.
Decision Maker's Conclusion
- The increase in height to four storeys combined with the building's bulk would dominate the adjacent Protected Structure, Hollybrook House, rather than allowing the historical building to remain the focal point of the site.
- The proposed mix of materials (brick, render, and cladding) and the specific solid-to-void ratio of the front elevation are visually incongruous with the character of the existing streetscape and the sensitive historical context.
- While the proposed density is appropriate for a site near high-quality public transport (Luas), the negative impact on the setting and status of the Protected Structure outweighs the benefits of the additional residential units.
Cited Policies (CDP)
Decision Document Summary
The application sought to modify a permitted residential development at Hollybrook House, 55 Naas Road, Dublin 12, by increasing Block A from three storeys (12 units) to a part-three, part-four storey building (19 units). The site is notable for containing Hollybrook House, a Protected Structure (RPS 5791), and backing onto the River Camac Conservation Area. While the Inspector noted that the site is well-served by public transport and that the residential amenity for future occupants was genera...PDF Document Missing
The original decision document for this case could not be linked. This often happens for older cases or those with restricted documentation.
Search for case on ABP