Core Refusal Reason
The proposal was refused because the applicant failed to justify the demolition of a structurally sound dwelling in favor of a replacement, and the scale of the new building would result in an overbearing impact on neighbors and poor residential amenity for future occupants due to required overlooking mitigation.
Decision Maker's Conclusion
- The applicant did not demonstrate that the existing dwelling is structurally unsound or uninhabitable, meaning demolition would be contrary to sustainability policies favoring the retrofitting and reuse of buildings.
- The depth and positioning of the proposed dwelling would create an unacceptable overbearing impact on the residential amenities of the adjacent property, Hainault House.
- The reliance on angled louvered cladding to prevent overlooking is an indicator of overdevelopment and would unacceptably compromise the quality of light and visual amenity for the proposed bedrooms and office.
Cited Policies (CDP)
Policy Objective PHP19Policy Objective CA6Section 12.3.9Section 8.2.3.4 (xiv)Objective A ZoningRPO 7.40
Decision Document Summary
This inspector's report assesses a first-party appeal regarding the proposed demolition of 'Hainault Lodge,' a detached two-storey dwelling in Foxrock, to be replaced by a larger 5-bedroom house. While the principle of demolition had been accepted in previous planning cycles (2009 and 2012), the Inspector notes that the 2022-2028 County Development Plan now places much higher priority on the retention and retrofitting of existing stock to preserve embodied energy. The Inspector found the applica...SOURCE PDFOpen Original
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View the appeal at An Bord Pleanála