Core Refusal Reason
The proposed development is located in an area prone to flooding (Flood Zones A and B) and fails to demonstrate that it would not increase the risk of flooding to the site or neighboring properties, thereby being contrary to the proper planning and sustainable development of the area.
Decision Maker's Conclusion
- The proposed dwelling is classified as 'highly vulnerable' development and is located within Flood Zones A and B, where such development is generally considered inappropriate under national guidelines unless it strictly satisfies a Justification Test.
- The proposed finished floor level (FFL) of 47.95mOD is below the predicted 1% AEP flood level (48.0mOD), failing to meet the precautionary requirement of setting floor levels above flood levels while ignoring the moderating effects of flood defences.
- The mitigation measures proposed, including reliance on the outstanding River Poddle Flood Alleviation Scheme and interim measures such as demountable door barriers and sandbags, are inadequate to ensure residual risks are managed to an acceptable level.
Cited Policies (CDP)
South Dublin County Development Plan 2022-2028Zoning Objective RES (To protect and/or improve residential amenity)Flood Zone Map (Sheet No. 11)Section 4.6 of the SSFRA
Decision Document Summary
This Inspector's Addendum Report concerns a first-party appeal for a new house and vehicular entrance at 42 Whitehall Road, Terenure. The site is located within fluvial flood zones (A and B) associated with the River Poddle. Following a Section 132 notice, the applicant submitted a Site-Specific Flood Risk Assessment (SSFRA) which acknowledged the flood risk but proposed mitigation through raised floor levels, SuDS, and temporary flood barriers. The applicant also highlighted a social need to li...SOURCE PDFOpen Original
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