D22A/0006

Permission for development is sought. The development will consist of

Refused

Core Refusal Reason

The proposal materially contravenes the Dun Laoghaire Rathdown County Development Plan 2022-2028, as 'Residential' use is not permitted within the 'W' zoning objective for Bullock Harbour; additionally, the site is prone to significant flood risk and wave overtopping, making it unsuitable for highly vulnerable residential development.

Decision Maker's Conclusion

  • The inclusion of residential units represents a material contravention of the 2022-2028 Development Plan zoning for Bullock Harbour, and the Board is precluded from granting permission under Section 37(2)(b) of the Act.
  • The site fails the 'Justification Test' for development management due to its location in an area prone to tidal/overland flooding and wave overtopping, which presents a significant risk to the safety of future residents and property.
  • The design lacks sufficient integration between the quayside elements and the residential component, failing to respond appropriately to the unique maritime character and historical setting of Bullock Harbour.

Cited Policies (CDP)

Objective WSpecific Local Objective 28Specific Local Objective 22Policy PHP 18Policy Objective GIBBAppendix 15 (SFRA)Appendix 13 (SFRA)Section 37(2)(b) of the Planning and Development Act 2000

Decision Document Summary

The proposal involves the demolition of industrial warehouses (1,210 sqm) at the Former Western Marine Building, Bullock Harbour, to facilitate a mixed-use development. The scheme includes a boat building workshop, a seafood outlet, a cafe, one large apartment, and three detached three-storey houses. The site is a prominent quayside location in Dalkey, bordered by a proposed Natural Heritage Area (pNHA) and a working harbour. The Inspector's primary arguments focus on the updated 2022-2028 Count...
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