4166/21

Demolition of the existing 2-storey house (108 sq.m) and garage (22.7 sq.m) and the construction of a 3-storey semi-detached dwelling (272 sq.m) and single-storey garage (34.5 sq.m) for 2 car spaces. The house will comprise of four bedrooms, study, gym, living areas and viewing terraces at first floor level and second floor level, external stairs to first and second floor level, boundary wall treatments and all associated site works including pedestrian and vehicular access.

Refused

Core Refusal Reason

The development is located in an area at risk of flooding (Flood Zone A/B) and lacks a necessary Site-Specific Flood Risk Assessment (SSFRA) to justify the significant intensification of a highly vulnerable residential use.

Decision Maker's Conclusion

  • The proposed development significantly increases the floor area and site coverage of the original dwelling, meaning it cannot be classified as 'minor works' or 'small-scale infill' exempted from standard flood justification tests.
  • The subject site is designated as Flood Zone A/B in the Dublin City Council SFRA, and the appellant's claim that the site is in Zone C was unverified and lacked the necessary mapping data for confirmation.
  • Under the precautionary principle and in accordance with Objective IS08, the absence of a Site-Specific Flood Risk Assessment (SSFRA) means the proposal fails to adequately address risks related to wave overtopping and climate change.

Cited Policies (CDP)

Policy SI10Z2 Zoning ObjectiveChapter 16 (Development Management Standards)Table 16.1 (Car Parking Standards)Table 16.2 (Cycle Parking Standards)Appendix 11 (Flood Defence Infrastructure)Section 11.4 (Sandymount)Objective IS08Objective SI09

Decision Document Summary

The proposal involves the demolition of an existing 108sq.m two-storey house and garage at 22 Strand Road, Dublin 4, to be replaced by a larger 272sq.m three-storey semi-detached dwelling. The site is situated on a prominent corner at the junction with Merrion Road, adjacent to Sandymount strand on reclaimed land. While the Inspector found the contemporary design, height (9.25m), and scale to be acceptable as a 'book-end' to the streetscape, the fundamental issue remained flood risk. Despite the...
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