4187/22

Planning permission for demolition of existing three storey mid-terrace building (172 sq.m.) at 26 Parkgate Street, Dublin 8 and the erection of a five storey building (397 sq.m.) containing 4 no. one bedroom apartments, one per floor at upper levels (including south facing balconies and a ground floor 37.5 sq.m.) retail unit and associated works. Also, apartment bin and bike store at ground floor level.

Refused

Core Refusal Reason

The proposed development is refused due to its excessive height, scale, and incongruous design which would result in an abrupt transition within a historic terrace in a Conservation Area, and because the applicant failed to provide adequate justification or an archaeological impact assessment for the demolition of the existing structure.

Decision Maker's Conclusion

  • The demolition of the existing building is unacceptable in principle as no formal historical evaluation or archaeological impact assessment was submitted for a site located within a Conservation Area and a Zone of Archaeological Potential.
  • The 5-storey height and modern fenestration pattern are visually obtrusive and fail to respect or complement the prevailing scale and unified architectural rhythm of the historic mid-terrace streetscape.
  • The proposal represents overdevelopment of a constrained site, offering poor-quality apartment layouts (long corridors) and lacking communal open space, which would negatively impact the visual and residential amenities of the area.

Cited Policies (CDP)

Section 16.2.2.2 (Dublin City Development Plan 2016-2022)Policy SC2Policy SC3Policy SC10Policy SC11Policy SC12Policy SC14Policy SC16Policy SC17Policy SC19Policy SC21Policy SC22Policy QHSN 10Policy QHSN 36Policy BHA 9Policy BHA 10Policy BHA 24Policy BHA 26Section 15.4.2Section 15.5.2Appendix 3

Decision Document Summary

The applicant sought permission to demolish an existing 3-storey mid-terrace building (172sq.m) at 26 Parkgate Street, Dublin 8, to construct a new 5-storey building (397sq.m) comprising a ground-floor retail unit and four 1-bedroom apartments above. The site is situated within a traditional terrace of varying architectural styles but unified by 3-storey scales, designated as a Conservation Area and sitting within a Zone of Archaeological Potential. The Planning Authority initially refused permi...
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View the appeal at An Bord Pleanála