Core Refusal Reason
The Inspector recommended granting permission (overturning the Planning Authority's refusal) on the grounds that the proposed high-quality contemporary replacement dwelling is compatible with the site's residential zoning and character of the Killiney Architectural Conservation Area, provided the roof terrace is omitted to protect neighboring amenities.
Decision Maker's Conclusion
- The demolition of the existing 1970s dwelling is justified by its lack of architectural merit and the significantly improved energy performance (A2 BER) offered by the replacement structure.
- The contemporary design is of high architectural quality and, with the proposed 0.6m height reduction and the omission of the roof terrace by condition, will integrate well into the Killiney Architectural Conservation Area.
- Potential impacts on the residential amenities of adjacent properties, such as overlooking and overbearing, are effectively mitigated by the revised plans and recommended planning conditions.
Cited Policies (CDP)
Section 12.3.9 (Demolition and Replacement Dwellings)Section 3.4.1.2 (Policy Objective CA6: Retrofit and Reuse of Buildings)Section 11.4.2.1 (Policy Objective HER13: Architectural Conservation Areas)Section 12.11.4 (New Development within an ACA)Section 12.8.3.3 (Private Open Space for Houses)Section 8.4.5 (Policy Objective GIB6: Views and Prospects)Section 8.2.3.4(xiv) (Demolition and Replacement Dwellings - 2016 Plan)
Decision Document Summary
The application relates to the demolition of a 275sqm three-storey house named 'Whitestacks' and the construction of a new 398.6sqm five-bedroom contemporary dwelling on a corner site within the Killiney Architectural Conservation Area. The Planning Authority initially refused permission citing insufficient justification for demolition and concerns over visual dominance. The Inspector, however, found that the existing 1970s house does not contribute significantly to the character of the ACA and ...SOURCE PDFOpen Original
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