Core Refusal Reason
The development represents 'Highly Vulnerable Development' located within Flood Zone A without satisfying the Justification Test, and its bulk and scale are visually incongruous with the sensitive Proposed Natural Heritage Area (pNHA) and Open Space zoning.
Decision Maker's Conclusion
- The residential use of the site had been abandoned for a significant period, therefore the works must be assessed as a new residential development which is not permitted under the 'F' zoning objective.
- The applicant failed to provide a site-specific Flood Risk Assessment or satisfy the Justification Test for development in Flood Zone A, posing an unjustifiable risk to occupants and potentially interfering with flood management infrastructure.
- The two-storey rear extension is visually dominant and incongruous, failing to integrate with the original structure and negatively impacting the sylvan character of the Loughlinstown Woods pNHA.
Cited Policies (CDP)
Policy Objective PHP19Policy Objective GIB18Policy Objective EI22Section 10.7Section 12.3.7Section 12.3.7.7 (Infill Development)Table 13.1.9 (Zoning Objective F)Specific Local Objective 68Appendix 15 (SFRA) Section 5.2.1Appendix 15 (SFRA) Section 5.2.2Appendix 15 (SFRA) Section 6.2.10
Decision Document Summary
This report pertains to an appeal against the refusal of retention permission for significant extensions to 'Roseville Cottage' in Shankill. The site is environmentally sensitive, located within the Loughlinstown Woods Proposed Natural Heritage Area (pNHA), zoned for open space (Objective F), and situated in Flood Zone A of the Shanganagh River. The Inspector argues that because the building was derelict and residential use abandoned for years, the works constitute unauthorized new development r...SOURCE PDFOpen Original
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