SD25A/0147W

Demolition of disused bungalow, unoccupied for c.8 years and in advanced disrepair: Replacement by the construction of a new three storey office building and ancillaries comprising site development works, soft landscaping, cycle and car parking areas with EV charging points.

Refused

Core Refusal Reason

The proposed development, by virtue of its excessive height, scale, and massing within a residential area, would be visually obtrusive and would seriously injure the residential amenities of adjacent properties through overbearing impact and overlooking, setting an undesirable precedent for similar developments in the 'RES' zone.

Decision Maker's Conclusion

  • The demolition of the existing bungalow is acceptable as reuse is not economically feasible given the significant costs required to upgrade the structure to modern energy and safety standards.
  • While the architectural quality of the proposed office building is high, its height of 12.4m and proximity to site boundaries (notably 1.3m from the western boundary) create an intrusive and incongruous feature in a residential context.
  • The development would result in unacceptable overbearing impacts on the private amenity spaces of neighboring houses to the east and west, failing to meet the objective of the 'RES' zoning which seeks to protect and improve residential amenity.

Cited Policies (CDP)

RES Zoning ObjectivePolicy NCBH24Policy NCBH24 Objective 1Policy NCBH24 Objective 2Policy EDE4Policy EDE4 Objective 1Policy QDP1Policy QDP1 Objective 2Policy QDP2Policy QDP2 Objective 1Policy QDP3Policy QDP7Policy QDP8Policy QDP11Policy QDP11 Objective 1Policy E3Policy IE3Policy IE3 Objective 7Section 12.3.1 Appropriate AssessmentSection 12.3.2 Ecological ProtectionSection 12.3.3 Environmental Impact AssessmentSection 12.4.2 Green InfrastructureSection 12.5.1 Universal DesignSection 12.5.2 Design ConsiderationsSection 12.5.3 Density and Building HeightsSection 12.5.7 SignageSection 12.7 Sustainable MovementSection 12.7.1 Bicycle ParkingSection 12.7.4 Car Parking StandardsSection 12.7.5 EV ChargingSection 12.9 Economic Development and EmploymentSection 12.10 EnergySection 12.11.1 Water ManagementSection 12.11.3 Waste ManagementSection 12.11.4 Environmental Hazard ManagementTable 12.25

Decision Document Summary

This report assesses a first-party appeal by Lucan District Credit Union Limited against South Dublin County Council's decision to refuse permission for a three-story office building (630 sqm) and associated works at 'The Laurels', Lucan. The project involves the demolition of an existing rubble stone bungalow. The Inspector concludes that while 'Offices' are open for consideration under the RES zoning, the specific scale and location of this proposal are incompatible with its surroundings. Key ...
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