Core Refusal Reason
The Inspector recommended a grant of permission, overturning the Planning Authority's refusal. The conclusion was that a 'strong justification' for demolition was provided based on superior energy efficiency (A1 rating), the structural inadequacy of 1940s foundations for a second storey, and the lack of architectural merit of the existing dwelling.
Decision Maker's Conclusion
- The applicant provided a justifiable rationale for demolition under Section 8.2.3.4(xiv) of the CDP, demonstrating that a new A1-rated build is more sustainable than a deep retrofit which would leave inherent thermal bridges.
- Engineering reports successfully argued that the existing 1942 masonry and foundations are of poor quality and insufficient to support the proposed loading of a new first floor, making retention unviable.
- The proposed replacement dwelling is deemed compatible with the character and layout of the surrounding area and will not unduly impact the residential amenities of adjoining properties by reason of overlooking or overshadowing.
Cited Policies (CDP)
Section 8.2.3.4(xiv)Policy AR5Policy AR8Chapter 6 - Built Heritage StrategyChapter 8 - Principles of Development
Decision Document Summary
The proposal seeks the demolition of 'Cloneen', an existing G-rated single-storey dwelling built in 1942, and its replacement with a contemporary 240sq m two-storey house on Enniskerry Road, Kilternan. The Planning Authority originally refused permission, asserting that the house was not 'beyond repair'. However, the Inspector found that the technical reports provided by the applicant—including a Carbon Analysis and a Structural Report—met the required threshold for a 'strong justification' for ...SOURCE PDFOpen Original
Note: If code appears below, the council site is blocking the preview. Please open the original file.